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HomeMy WebLinkAboutStaff ReportCITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 3, 2008 STAFF REPORT Hearing Date: January 3, 2008 TO: Planning & Zoning Commission FROM: Bill Parsons, Associate City Planner 884-5533 SUBJECT: Bridgetower Crossing Commercial • Rz-o7-o22 E IDIAN~-- IbAHb ~~ ~ ~.~ ~ T~.~~j .~ ., DEC 3 12007 Rezone 13.25 acres from R-4 (Med'ium-low Density Residerital)'to C=N~~ ~ r` ± J ~A N (Neighborhood Business District)(7.37 acres) and L-0 (L""invited Officel (5..88 acres) zoning districts, by Primeland Development Group, LL~C (~ K ~ ~ ~ ~ (' F • PP-07-026 Preliminary Plat of 8 commercial building lots and 1 other lot in a proposed C-N and L-O zoning districts 1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST The applicant, Primeland Development Group, LLC has applied for a Rezone (RZ) of 13.25 acres from C-G (General Retail and Service Commercial) and R-4 (Medium-low Density Residential) to C-N (Community Business District) (7.37 acres) and L-O (Limited Office) (5.88 acres) and preliminary plat approval of 8 commercial building lots and 1 other lot. The subject preliminary plat is a re-subdivision of Lots 66 through 70, Block 10 of Bridgetower Crossing No. 7. As part of the Bridgetower Crossing Planned Development (CUP-O1-006), the commercial portion of the development was conceptually approved, and the office portion was granted as a use exception. The applicant is proposing to rezone the portion of the C-G and R-4 zoned parcels to conform to the City's Comprehensive Plan of commercial and office designations. The subject property is located east of N. Ten Mile Road and approximately 400 feet south of W. McMillan Road in Section 35, Township 4 North, Range 1 West, B.M. Currently, the site is vacant land and the applicant intends to construct a commercial. development. The subject property is within the City's Area of Impact and within the existing corporate boundaries of the City. 2. SUMMARY RECOMMENDATION The subject applications (RZ-07-022 & PP-07-026) were submitted to the Planning Department for concurrent review. Staff has provided a detailed analysis and recommended conditions of approval for the RZ and PP applications. Staff is recommending that the RZ and PP applications be approved with the conditions listed in Exhibit B of the staff report. 3. PROPOSED MOTIONS Approval After considering all staff, applicant and public testimony, I move to recommend approval to the City Council of File Numbers RZ-07-022 and PP-07-026 as presented in the staff report for the hearing date of January 3, 2008, with the following modifications to the conditions of approval: (Add any proposed modifications.) Denial After considering all staff, applicant and public testimony, I move to recommend denial to the City Council of File Numbers RZ-07-022 and PP-07-026 as presented during the hearing on January 3, 2008, for the following reasons: (State specific reasons for denial of the preliminary Bridgetower Crossing Commercial RZ and PP PAGE 1 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 3, 2008 plat request.) Continuance After considering all staff, applicant and public testimony, I move to continue File Number RZ- 07-.022 and PP-07-026 to the hearing date of (insert continued hearing date here) for the following reason(s): (State specific reason(s) for a continuance.) 4. APPLICATION AND PROPERTY FACTS a. Site Address/Location: East side of Ten Mile Road and Approximately 400 feet South of McMillan Road Section 35, T.4N., R.1 W. b. Applicant: Primeland Development Group, LLC 3120 W. Belltower Drive, Suite 100 Meridian, ID 83646 c. Owner: Same as applicant d. Representative: Chuck Christensen, Quadrant Consulting, Inc. e. Present Zoning: C-G (General Retail and Service Commercial District) and R-4 (medium-low Density Residential) £ Present Comprehensive Plan Designation: Commercial and Office g. Description of Applicant's Request: The applicant has applied for a Rezone (RZ) of 13.25 acres from C-G (General Retail and Service Commercial) and R-4 (Medium Density Residential) to C-N (Neighborhood Business District) (7.37 acres) and L-O (Limited Office) (5.88 acres) and preliminary plat approval for 8 commercial building lots and one other lot within a proposed C-N zone. 1. Preliminary Plat, labeled Sheet C-1, prepared by Quadrant Consulting, dated 10/5/07 (attached in Exhibit A) 2. Landscape Plan, labeled Sheet L-1, prepared by Harvest Design, dated 10/5/07 (attached in Exhibit A) 3. Concept Plans (attached in Exhibit A) h. Applicant's Statement/Justification: The applicant is requesting rezone and re-subdivision of a portion of Bridgetower No. 7 from C-G and R-4 to C-N; rezone a portion of the Gallery Subdivision and one other parcel (Lot 3, Block 6 of Bridgetower Crossing No.2) from R-4 to L-O; and preliminary plat approval for 8 commercial building lots and one other lot in a proposed C-N zone. The rezone is being requested to have the commercial and office portion of the development be consistent with the City's future land use map for this property. As part of the Bridgetower Crossing Planned Development approval, the commercial portion of the development was conceptually approved and the office uses were permitted as use exceptions. Since that time, the Comprehensive Plan was amended by the City to reflect these approvals. The proposed development is expected to develop with the same high quality architecture and design as the existing residential and commercial developments in the area. Bridgetower Crossing Commercial RZ and PP PAGE 2 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 3, 2008 5. PROCESS FACTS a. The subject application will, in fact, constitute a preliminary plat as determined by City Ordinance. By reason of the provisions of the Meridian City Code Title 11, a public hearing is required before the Commission and City Council on this matter. b. The subject application will, in fact, constitute a rezone as determined by City Ordinance. By reason of the provisions of UDC 11-2A-2D, a public hearing is required before the Commission and the City Council on this matter. c. Newspaper notifications published on: December 17, 2007 and December 31, 2007 (Planning and Zoning Commission) d. Radius notices mailed to properties within 300 feet on: December 14, 2007 (Planning and Zoning Commission) e. Applicant posted notice on site by: December 24, 2007 (Planning and Zoning Commission) 6. LAND USE a. Existing Land Use(s): The site is currently vacant developable land. b. Description of Character of Surrounding Area: There are existing single-family homes to the east of the proposed development and existing/future commercial/office developments to the north, south and west. This area is rapidly transitioning to a mix of residential and commerciaUoffice developments. c. Adjacent Land Use and Zoning: 1. North: Bridgetower Market Place; zoned C-G 2. East: Bridgetower Crossing No. 5 and 7; zoned R-4 3. South: Bridgetower Crossing No. 2; zoned R-4 4. West: Vacant, Volterra Subdivision; zoned C-G and L-O d. History of Previous Actions: In 2001, this portion of the property was annexed and zoned C-G and R-4 (AZ-O1-003) and preliminarily platted (PP-O1-005) with a mix of residential, commercial and office lots. A Development Agreement (Inst. No. 101117652) was recorded at the time of annexation that required the site develop as a Planned Development. The commercial portion of the development was conceptually approved and the office portion was granted as a use exception with the Bridegtower Crossing Planned Development (CUP-01- 006). The office and commercial lots were final platted with the recordation of Bridgetower Crossing No. 2 and No. 7 (FP-02-008 and FP-04-031). A combined preliminary/fmal plat was approved in 2004, which allowed one of the approved office lots re-subdivide into three office lots; however at that time the property was not rezoned to L-O. e. Existing Constraints and Opportunities: 1. Public Works: Location of sewer: There is an 8-inch line in W Quintale Dr and the purposed Capri Street that flow to N Ten Mile Rd. Services were stubbed with the previous phase of Bridetower. Location of water: N Ten Mile Rd and W Quintale Dr. Services were stubbed with the previous phase of Bridetower. Bridgetower Crossing Commercial RZ and PP PAGE 3 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 3, 2008 Issues or concerns: None 2. Vegetation: None 3. Floodplain: NA 4. Canals/Ditches/Irrigation: 5. Hazards: None known 6. Proposed Zoning: C-N (Neighborhood Business District) and L-O (Limited Office) 7. Size of Property: Total acreage: 13.25 acres (7.37 acres C-N and 5.88 acres L-O) £ Subdivision Plat Information: 1. Residential Lots: 0 2. Non-residential Lots: 8 3. Total Building Lots: 8 4. Common Lots: 0 5. Other Lots: 1 6. Total Lots: 9 7. Open Lots: 0 8. Residential Area: NA 9. Gross Density: NA g. Landscaping: 1. Width of street buffer(s): UDC 11-2B-3 requires a minimum 25-foot wide street buffer along N. Ten Mile Road and a 10-foot landscape buffer along W. Quintale Drive, Capri Street and Alba Avenue. The required landscaping along Ten Mile and Quintale has been installed with the fmal platting of Bridgetower Crossing No. 7. However the applicant will be required to install and maintain the ten-foot landscape buffers along Capri Street and Alba Avenue. Landscaping shall be provided in accordance with UDC 11-3B-7, Landscape Buffers Along Streets. 2. Width of buffer(s) between land uses: A 20-foot wide buffer is required between C-N zoned property and residential zoned property. The required landscaping has been installed with the final platting of Bridgetower Crossing No. 7. 3. Parking lot landscaping: Perimeter and internal parking lot landscaping is required on all lots that are zoned C-N and L-O, in accordance with the standards listed in UDC 11-3B-8C. Perimeter and internal landscaping on these lots will be reviewed for compliance with UDC standards with submittal of Certificate of Zoning Compliance applications for each building. 4. Other landscaping standards: N/A Bridgetower Crossing Commercial RZ and PP PAGE 4 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 3, 2008 h. Dimensional standards for the C-N and L-O zone per UDC 11-2B-3: C-N Minimum Dimensional Standards (in feet unless otherwise noted) Required Front setback* 20 Rear setback* 25 Interior side setback* 0 Maximum building height 35 Maximum building Size (without design standard approval) 7,500 s.f. * All setbacks shall be measured from the ultimate right-of--way for the street classification as shown on the adopted transportation plan. No changes to the dimensional standards in UDC Table 11-2B-3 were requested or approved with this application.) L-O Minimum Dimensional Standards (in feet unless otherwise noted) Required Front setback* 20 Rear setback* 20 Interior side setback* 10 Maximum building height 35 Maximum building Size (without design standard approval) 10,000 s.f. * All setbacks shall be measured from the ultimate right-of--way for the street classification as shown on the adopted transportation plan. No changes to the dimensional standards in UDC Table 11-2B-3 were requested or approved with this application.) i. Summary of Proposed Streets and/or Access (private, public, common drive, etc.): Access to this development will be provided by five full-access driveways and three public streets; one existing (W. Quintale Drive) and the other two (Capri Street and Alba Avenue) are part of this application review. The applicant is also proposing Capri Street provide access to/from N. Ten Mile Road. All five of the proposed driveways will take access internally to/from the project. Two of the driveways will take access to/from Alba Avenue, another two will take access to/from Capri Street and the last one will access to /from W. Quintale Drive. Across-access agreement should be recorded for all of the commercial lots within the proposed subdivision to share the access points and drive aisles to W. Quintale Drive, Alba Avenue and Capri Street. Other than the access points approved with this application, direct lot access to N. Ten Mile Road should be prohibited. The Planning Department is supportive of the proposed access points to the subdivision, per the conditions listed in Exhibit B of the staff report. 7. COMMENTS MEETING On December 14, 2007, Planning Staff held an agency comments meeting. The agencies and departments present include: Meridian Fire Department, Meridian Police Department, Meridian Public Works Department, and the Sanitary Services Company. Staff has included all comments and recommended actions as Conditions of Approval in the attached Exhibit B. Bridgetower Crossing Commercial RZ and PP PAGE 5 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 3, 2008 8. COMPREHENSIVE PLAN POLICIES AND GOALS This property is designated "Commercial" and "Office" on the Comprehensive Plan Future Land Use Map. In Chapter VII of the Comprehensive Plan, "Commercial" areas are anticipated to provide a full range of commercial and retail to serve area residents and visitors and "Office" areas are anticipated to provide opportunities for low-impact business areas. Staff finds the following Comprehensive Plan policies to be applicable to this property and apply to the proposed development (staff analysis in italics): • Chapter VII, Goal III, Objective A, Action 1 -Require that development projects have planned for the provision of all public services. When the City established its Area of City Impact, it planned to provide City services to the subject property. The City of Meridian plans to provide municipal services to the lands in the following manner: - Sanitary sewer and water service will be extended to the project at the developer's expense. - The subject lands currently lie within the jurisdiction of the Meridian City Fire Department, who currently shares resources and personnel with the Meridian Rural Fire Department. - The subject lands currently lie within the jurisdiction of the Meridian Police Department (MPD). - The roadways adjacent to the subject lands are currently owned and maintained by the Ada County Highway District (ACRD). This service will not change. - The subject lands are currently serviced by the Meridian School District No. 2. This service will not change. - The subject lands are currently serviced by the Meridian Library District. This service will not change. Municipal, fee-supported, services will be provided by the Meridian Building Department, the Meridian Public Works Department, the Meridian Water Department, the Meridian Wastewater Department, the Meridian Planning Department, Meridian Utility Billing Services, and Sanitary Services Company. • "Require appropriate landscape and buffers along transportation corridors (setback, vegetation, low walls, berms, etc.)." (Chapter VII, Goal IV, Objective D, Action 4) The applicant is required to install and maintain landscaping within the street buffers located along N. Ten Mile Road in accordance with UDC 11-3B-7. An existing 25 foot landscape buffer is located along N. Ten Mile Road. • "Permit new ...commercial development only where urban services can be reasonably provided at the time of final approval and development is contiguous to the City." (Chapter IV, Goal I, Obj_ A, #6) Urban services including sanitary sewer and water are available to this site. • "Plan for a variety of commercial and retail opportunities within the Impact Area." (Chapter VII, Goal 1, Objective B) Staff believes that the future commercial and office uses on this site will contribute to the variety of uses in this area. Bridgetower Crossing Commercial RZ and PP PAGE 6 CITY OF M'ERI'DIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 3, 2008 • "Require ali commercial businesses to install and maintain landscaping." (Chapter V, Goal III, Objective D, Action 5) The applicant is not required to install internal landscaping with the subject preliminary plat application; however, the applicant will be required to install and maintain a ten foot landscape buffer along W. Quintale Drive, Capri Street, and Alba Avenue. Internal landscaping will be required upon development of each lot within the subdivision with CUP and/or CZC approval. • "Protect existing residential properties from incompatible land use development on adjacent parcels." (Chapter VII, Goal IV, Objective C, Action 1) The Applicant is proposing a commercial zone adjacent to established residential areas to the east. An existing drainage Swale with the associated landscape runs along the east side of Alba Avenue and provides the adequate buffering for the residential development. In addition to the existing landscape/drainage buffer the residential development will be separated by a public street and an additional 10 feet of landscape along the western side of Alba Avenue. Staff finds the proposed commercial development will be compatible with the surrounding residential uses. Staff also finds the following 2002 Comprehensive Plan text policies to be applicable to this application: • "The capacity of arterial ...roadways can be greatly diminished by excessive driveway connections to the roadways. The City should cooperate with AChID to minimize access points on arterial...roadways as development applications are reviewed." (Chapter VI, page 72) The applicant is proposing a new public street connection to N. Ten Mile Road approximately 280 feet south of W. Quintale Drive; an existing public street. Except for the proposed new street connection; no other access points are proposed or approved with this application. Staff is supportive of this access point as it aligns with a future public street adjacent to the proposed development. • "Develop methods, such as cross-access agreements, frontage roads, to reduce the number of existing access points on to arterial streets." (Chapter VI, Goal II, Obj. A, #12, page 79). A cross-access agreement will be required as part of this subdivision approval. All of the proposed driveways will take access to/from internal public roads. Staff recommends that the Commission rely on any verbal or written testimony that may be provided at the public hearing when determining if the applicant's development request is appropriate for this property. 9. UNIFIED DEVELOPMENT CODE a. Zoning Schedule of Use Control: UDC Table 11-2B-2 lists a variety of uses that are principal permitted, accessory, conditional, or prohibited within the C-N and L-O zoning districts. b. Purpose Statement of Zone: The purpose of the Commercial Districts is to provide for the retail and service needs of the community in accord with the Meridian Comprehensive Plan. Four Districts are designated which differ in the size and scale of commercial structures accommodated in the district, the scale and mix of allowed commercial uses, and the location of the district in proximity to streets and highways. Bridgetower Crossing Commercial RZ and PP PAGE 7 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 3, 2008 10. ANALYSIS a. Analysis of Facts Leading to Staff Recommendation REZONE ANALYSIS: Based on the policies and goals contained in the Comprehensive Plan and the Future Land Use Map designation of Commercial and Office, Staff believes that the requested C- Nand L-O zoning designations are appropriate for the subject property. The commercial portion was conceptually approved and the office lots were granted as use exceptions for the Bridgetower Crossing Subdivision but are currently zoned C-G and R-4 respectively. The applicant is proposing to zone the land to match the land use and match the existing commercial and office portion of the development with the City's Comprehensive Plan by rezoning 13.25 acres to C-N and L-O. As part of the rezone, the applicant has also requested the existing C-G portion of the development along with additional office parcels be rezoned to C-N to allow for a more diverse mix of retail and commercial uses in the area. Staff believes this to be a good compromise between the two zoning districts and is supportive of the applicant's request. In addition the C-N zoning district requires more stringent setbacks and requires the same amount of buffering from the residential districts as the L-O zone. Please see Exhibit D for a detailed analysis of the required facts and findings for a rezone. The rezone legal descriptions submitted with the application (stamped on October 22, 2007, November 29, 2007 and November 21, 2007 by Peter W. Lounsbury, PLS) is accurate and meets the requirements of the City of Meridian and Idaho State Tax Commission. UDC 11-SB-3D2 provides the Planning & Zoning Commission and City Council the authority to require a property owner to enter into a Development Agreement (DA) with the City of Meridian that may require some written commitment for all future uses. As part of annexation into the City for the Bridgetower Crossing development, the developer was required to enter into a development agreement recorded under instrument # 101117652. The commercial portion of the Bridgetower Crossing Development was conceptually approved and required a CUP to develop the commercial lots. With this application, the applicant has come forward with a concept plan to develop the commercial portion of the development and is requesting to modify the existing DA. Provisions of the amended DA will be outlined in a separate application for City Council approval. Staff has included a copy of that staff report for the Commission's review. Staff believes that the proposed modifications will clean up the Bridgetower Crossing DA to reflect the proposed plat layout. Concept Plan: The applicant has submitted three concept plans for how the site may develop. Each concept plan shows three different scenarios depicting a variety of commercial and office uses such as office supply store, a nursery, multi tenant retail and personal /professional services on the site. It is important to note that version two and three are similar in pad layout; however the proposed parking for the front three pads are located adjacent to Ten Mile Road and in version three the proposed buildings are fronting along Ten Mile with the parking in the rear of the buildings. Because of the proposed zoning and square footages of the proposed buildings, these buildings should require design review which requires no more than 70 percent of the required parking be located between the front facade and the abutting street. The submitted plat shows 8 buildable lots. The submitted concept plans shows a range from two building pads to seven building pads and square footages ranging from 2,500 square feet to 33,725 square feet. Because the applicant does not have a clear vision for how this site is to develop, Staff is limiting the development to not exceed 80,260 total square feet of non-residential uses on the site (this is 25% of the gross area of the land). This is well below the allowed non-residential square footage located in a mixed use neighborhood land use designation. Further, staff is recommending that no one building exceed 33,725 square feet and a minimum of 4 buildings be constructed on the Bridgetower Crossing Commercial RZ and PP PAGE 8 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 3, 2008 site. Staff is generally supportive of the concept plans, but believes version three is a better concept plan based on the configuration of the proposed buildings on the site and the its location to the surrounding residential neighborhoods. Staff is recommending the applicant combine Concept Plan one and three allowing a larger retail box north of Capri Street and transition to smaller neighborhood retail south of Capri Street. If these changes are made, Staff is supportive of the Concept for this development. The applicant should revise the concept plan prior to the City Council hearing. Elevations: The applicant has provided staff with sample photos illustrating what the types of buildings are to be constructed on the site. Staff has selected six photos that portray the quality and design expected for the proposed development. These buildings are constructed with stucco finishes with varying roof heights, color changes and stone accented pillars and facades. The submitted photos show substantial building modulation and an abundance of glazing on the front facades. Staff believes that this is a good pallet for the developer to work from and has included these design features in Exhibit B of the Staff Report. Future buildings shall substantially comply with the construction materials and design elements shown in these elevations. Design Review: The submitted concept plans indicate buildings that range in size from 2,500 to 33,725 square feet. As mentioned earlier any building in a C-N and L-O zone that exceeds the maximum square footages (7,500 sq. ft. for C-N and 10,000 sq. ft. for L-O) without design standard approval shall be subject to UDCll-3A-19C which lists the design standards. All commercial buildings on this site should be subject to full compliance with future Design Review (UDC 11- 3A-19). It is important to note that the proposed elevations and architectural features that are incorporated with the future DA modification far exceed the design review standards of the code. PRELIMINARY PLAT ANALYSIS: Based on the policies and goals contained in the Comprehensive Plan and the general compliance of the proposal with the Unified Development Code, Staff believes that this is a good location for the proposed commercial subdivision. Please see Exhibit D for detailed analysis of facts and findings for a preliminary plat. Dimensional Requirements of the C-N and L-O zones per UDC Table 11-2B-3: There are no minimum lot size or street frontage requirements for lots in the C-N and L- Ozones; however the C-N and L-O zoning district require a minimum setback of 20' front setbacks, a 25' and 20 `rear setback and 10' side setback for the L-O and no side setback for the C-N zone. The maximum building heights allowed in the C-N and L-O zones are 35 feet. 'The maximum building size allowed without design standard approval is 7,500 square feet for the C-N zone and 10,000 square feet for the L-O zone. Future buildings proposed on the subject lots shall meet the minimum dimensional standards listed in UDC 11-2B-3 and #6h above. Landscaping: The entire perimeter landscaping along N. Ten Mile Road has been installed with the approval of Bridgetower Crossing No. 2 and No. 7. The applicant has also installed the required landscape buffers where the commercial uses adjoin the residential uses. As part of this application approval, the applicant will be responsible for installing and maintaining the 10-foot landscape buffers along W. Quintale Drive, Capri Street and Alba Avenue. The submitted landscape plan complies with city code. Proposed Streets and/or Access: Access to this development will be provided from a total of five full-access driveways, two full-access public streets to N. Ten Mile Road and one backage road providing access to/from the two other public streets and two proposed driveway connections. Additional driveways will take access to/from Capri Street and one to/from W. Quintale Drive. As mentioned earlier, all of these driveways are expected Bridgetower Crossing Commercial RZ and PP PAGE 9 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 3, 2008 to align with future public roadways and driveways. Staff is supportive of the proposed driveways because of the future connectivity with current and future develops. All commercial lots within the subdivision should have access to the access points approved in this application. The agreement should also allow for cross-access/parking between the C-N lots within this subdivision. This agreement shall be recorded and a copy of said agreement submitted to the City prior to the City Engineer's signature on the final plat (see Exhibit B of the staff report). Pressure Irrigation: The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water. The applicant should be required to utilize any existing surface or well water for the primary source. If a surface or well source is not available, asingle-point connection to the culinary water system shall be required. If asingle-point connection is utilized, the developer will be responsible for the payment of assessments for the common areas prior to signature on the final plat by the City Engineer. An underground, pressurized irrigation system should be installed to all landscape areas per the approved specifications and in accordance with UDC 11-3A-15 and MCC 9-1-28. Drainage: A seepage bed for stormwater drainage is shown on Lot 1, Block 50 and Lot 1, Block 49. No trees shall be planted over the seepage beds. All storm drainage facilities shall comply with the standards listed in UDC 11-3B-11, Stormwater Integration. Fencing: The Applicant is not showing any fencing on any of the submitted plans. Permanent fencing is not required for commercial subdivisions. However, if permanent fencing is not provided, temporary construction fencing to contain debris must be installed around the perimeter prior to issuance of a building permit for this site. b. Staff Recommendation: Based on the above analysis, staff finds that applications RZ-07-022 and PP-07-026 substantially conform to the Comprehensive Plan policies and UDC standards. Staff recommends that the RZ and PP applications be approved with the conditions stated in Exhibit B of the staff report. 11. EXHIBITS A. Drawings 1. Vicinity Map 2. Preliminary Plat, prepared by Quadrant Consulting, labeled Sheet C-1, dated 10/11/07 3. Landscape Plan, prepared by Harvest Design, labeled Sheet L-1 dated 10/4/07 4. Concept Plans (3 scenarios) 5. Elevations B. Conditions of Approval 1. Planning Department 2. Public Works Department 3. Fire Department 4. Police Department 5. Parks Departrent 6. Sanitary Service Company Bridgetower Crossing Commercial RZ and PP PAGE 10 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 3, 2008 7. Ada County Highway District (No Comments received) 8. Central District Health Department C. Legal Descriptions & Exhibit Maps D. Required Findings from Vnified Development Code Bridgetower Crossing Commercial RZ and PP PAGE 11 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 3, 2008 1. Vicinity Ma ~ ~ l I J l I 1 1 1 1 1 1 31 ^'~ a z. R-4 z _ `'' 0 a 0 L + ~ ~~ to W (LAI~O DR~_2II / °0 I W - --- W MCMILLAN RD -- _-- C= -- R ~_QUINTALE D ' - - -- _ I ff - U RA L-O 0 N Z p W G DrRA~ ~ ,~.~ IAZ D . W E K`BU L - ~ BEL TOWER ~ W DOC LN I ti - ~ W J E I D UT `" w c9 z O I-L Exhibit A CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 3, 2008 2. Preliminary Plat .~ m-_, a u~9u~~~n suo~ A1NA0~ YOY "M ! "b "N Y '1 'SP NO11935 1°O~ ~ u ~umpon~~~ 1V7d ABYNlWll38d ^^ 9! 'ON NOlSl~/08/lS ONI5502J0 2I3M013J01?!8 ~ ~ ~~;,~ l9-. ~ ~g. ~~~ II 8 ~~ ~ ~ 4 ~ ~ ~ d~ ~ ~ ~~ ~ ~ ~ ~®~ a~ ~~ y ~~ ~~~ ~Q ~~ ~ ~~~ ~ ~~~ ~ ~~e ~~~~ $ ~~~6 ~~~~~ g ~~ d ~~~ $a~ ~~~~ ~g~a~ k~~~ ~ ~~ ~3 ~~ ~~ ~®~ I I ~ ^ I I I i ~ III ~~~ I ~ l ~ 7 I I I i s f 9O. 0 .~0~ i I IIi ~~ iil ! . ~ 3 ~ ~~ ~~~ ~ ~ ~ ~~=b Nkd ~~9g c~c ~a~~ ~kb4 9~~" ~~~~ ~a~a c p o t 0 2~ ~a . 8p l S--. Wo v ° N t!') W ~ 5.00 o N ~ ~ ~ ~ N O ~- z i~ 0 o~ 27-0 ~ 00 W N O ~ ~ e O Z i e N ~ ' C Exhibit A CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 3, 2008 3. Landscape Plan '.t 7 J _,,., - ~ r _... , _ ~~ __ _ _ _ P! .. . -A~ Qtllfl~~~ G!. ~;I - ~ - ~m ~ I ~ +I ~t € ~~~ ~# ~ ~ ~ I ~' I ~~ ~~ ~~ ~ ~~ O ~ ~ i•:r,I i aa :1 ?~ ..~lei~If ~~ s ~ I ~ ~ I ~ . I .;It ~~ {Ij~~#i~~ t ~ €jI , . I g 1 ~1 ~ .~ l(j ~ ~e.Hmu t;. I l~ ~~ iia iuii f ~ ~I { ~ pp1 I ~: I ~ ! ~il ~; ~ I e~~. ~F ~ I A.., ~> . I 1 a ~ ~~, I ,, a~ ~. f ,~f ,~ I t e ~ ~'~ I ~? o ~ I , 7 a r s w t S„ tilif ~~'~f7 ~. ~ .S tlla.~ l jli ~f[~~~~~ f i Y {' p ( 9 ~ {' !~ p~:~,i s + Q~ I i f fl~t I ~ I, I fi ~I I i, t ~ ~ ~ I S ~t:~ .~ I _. ~„ - , n ,., ., : , ~^ a= ^®~ BR7Q6E7"OWER CROSSlN6 $7JBtl1VfS10N N0. 76 ~~~ ^^ 9 - PRELly7N~RY PFa7 GtNOSCA7'C PNN ~.~- ^O Quadrani SECT?@if 35, T. 5 N.. R. i -tt'_ ADA tOUMY on~u t n4.inc - - .. mo...,,".,.~' a.o,...~. Exhibit A CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 3, 2008 4. Concept Plans (3 Scenarios) i C 0 3 2ad7 ' ~~~~~ _ ~ N. 00 N Z W O D O tp Q IIj C9 N BRIDGETOWER 16 PROPOSED C-N ZONING AREA CONCEPTUAL DEVELOPMENT PLAN -VERSION 1 Exhibit A CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 3, 2008 1 ~ ,~, ^a _~~cVE~ 03 ° ` BRIDGETOWER 16 PROPOSED C-N ZONING AREA CONCEPTUAL DEVELOPMENT PLAN - VERSLON 2 Exhibit A CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 3, 2008 (-.. '"`~ 0 3 ~00'i sly LL ' ' BRIDGETOWER 16 PROPOSED C-N ZON_ ING AREA :CONCEPTUAL DEVELOPMENT PLAN -VERSION 3 Exhibit A ~7 c~ snag CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 3, 2008 5. Elevations - --- -~ _ ._ - . Q a ~ 2 ~ 4 ~ ~(~ c-J. ~ 3 •' O m ~ 4 ~~ ,~ 3 ~°J S o ~ J C `~ J~ ~ ' t .. ~ ~ j~~ ~ . .r n . 7! }; `,~- -. _ ~.-_ ~ i ti i f ~a rr` ~ ~.. t'~ _ , ,- :i'~ . e ~ a, (~ ~ - ~ ~ ^T ~ ~ k t 1 ~ ~' 08 t _ ~ _ , ~ ~ p ° ~~ p u . .~ o ~dz ~ ~ t ~ a ' c~ i t ~~ ~1 fsk . ~ .. ~~~ . ~ w. ~,~ o ~. ,` a- a . ~q e;~ ' ~, ~ ~ ~ a~ ~ ' Exhibit A CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 3, 2008 Exhibit A CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 3, 2008 B. Conditions of Approval 1. PLANNING DEPARTMENT 1.1 REZONE COMMENTS/PROVISIONS 1.1.1 The rezone legal description submitted with the application (stamped on October 22, 2007, November 29, 2007 and November 21, 2007 by Peter W. Lounsbury, PLS) is approved. 1.1.2 Any future subdivision, uses, and construction on this property shall comply with the City of Meridian ordinances in effect at the time of permit submittal. 1.1.3 The applicant shall complete the DA modification MI-07-014 prior to the City adopting the rezone ordinance. 1.2 SITE SPECIFIC REQUIREMENTS-PRELIMINARY PLAT 1.2.1 The preliminary plat labeled as P1.0, prepared by Quadrant Consulting, dated October 11, 2007, is approved with the conditions listed herein. The Applicant shall comply with all applicable requirements of this site associated with CUP-O1-006, and the Development Agreement (Instrument No.101117652) currently in effect for Bridgetower Crossing Subdivision (as amended). 1.2.2 Access to N. Ten Mile Road shall be consistent with the approvals of ACRD and the City of Meridian. A note shall be placed on the final plat restricting direct lot access to these roadways other than the access points approved with this application. 1.2.3 Landscaping: The landscape plan submitted for this project, prepared by Harvest Design, labeled Sheet L-1, dated 10/5/07 is approved with the following notes: ~ Provide a minimum 10-foot wide landscape buffer along W Quintale Drive, Capri Street and Alba Avenue, as proposed A written certificate of completion should be prepared by the landscape architect, designer, or qualified nurseryman responsible for the landscape plan and submitted to the Planning Department upon completion of the landscaping prior to Certificate of Occupancy for the site. All standards of installation should apply as listed in UDC 11-3B- 14. Submit copies with the final plat application(s). 1.2.4 A minimum 25-foot wide street buffer is required along N. Ten Mile Road, as shown on the plat. 1.2.5 No signage is approved with this application. All signs proposed for this site shall obtain separate sign permit approval. 1.2.6 Across-access/cross-parking easement/agreement shall be recorded for all commercial lots within the subdivision. All lots within the subdivision shall have access to the access points to N. Ten Mile Road, W. Quintale Road, Capri Road and Alba Avenue. This agreement shall be recorded and a copy of said agreement submitted to the City prior to the City Engineer's signature on the final plat OR a note shall be added to the face of the fmal plat granting said cross-access. Exhibit B CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 3, 2008 1.2.7 Maintenance of all common areas shall be the responsibility of the developer or assigns. Record legally binding documents that state the maintenance and ownership responsibilities for the management of the development, including but not limited to structures, parking, common areas, private streets, and other development features. 1.2.8 A letter of credit or cash surety in the amount of 110% will be required for all required fencing, pressurized irrigation, landscaping, sanitary sewer, water, etc., prior to signature of the final plat. 1.3 GENERAL REQUIREMENTS-PRELIMINARY PLAT 1.3.1 Sidewalks shall be installed within the subdivision and on the perimeter of the subdivision pursuant to City Code. 1.3.2 All areas approved as open space shall be free of wet ponds or other such nuisances. All stormwater detention facilities incorporated into the approved open space are subject to UDC 11- 3A-18 and shall be fully vegetated with grass and trees. Sand, gravel or other non-vegetated surface materials shall not be used in open space lots, except as permitted under UDC 11-3A- 18. Where the Applicant has submitted a preliminary landscape plan and where Staff has reviewed such plan, the landscaping shall be consistent with the preliminary plan with modifications as proposed by Staff. If the stormwater detention facility cannot be incorporated into the approved open space and still meet the standards of UDC 11-3A-18, then the Applicant shall relocate the facility. This may require losing a developable lot or developable area. It is the responsibility of the developer to comply with ACRD, City of Meridian and all other regulatory requirements at the time of final construction. 1.3.3 Temporary construction fencing to contain debris shall be installed around the perimeter prior to issuance of a building permit. All fencing should be installed in accordance with City Code. 1.3.5 Staff's failure to cite specific ordinance provisions or terms of the approved Preliminary Plat does not relieve the Applicant of responsibility for compliance. 1.3.6 Preliminary plat approval shall be subject to the expiration provisions set forth in UDC 11-6A. 1.3.7 The Applicant shall comply with the outdoor lighting standards shown in UDC 11-3A-11. 1.3.8 All development within the C-N and L-O districts shall conform to the dimensional standards per UDC 11-2B-3. 2. PUBLIC WORKS DEPARTMENT 2.1 Sanitary sewer service to this development is being proposed via services form mains located in N Ten Mile Rd and W Quintale Dr. The applicant shall install mains to and through this subdivision; applicant shall coordinate main size and routing with the Public Works Department, and execute standard forms of easements for any mains that are required to provide service. Minimum cover over sewer mains is three feet, if cover from top of pipe to sub-grade is less than three feet than alternate materials shall be used in conformance of City of Meridian Public Works Departments Standard Specifications. 2.2 Water service to this site is being proposed via extension of mains in N Ten Mile Road and W Quintale Dr. The applicant shall be responsible to install two water connections from N Locust Grove Road due to fire flow requirements. The applicant shall be responsible to install water mains to and through this development, coordinate main size and routing with Public Works. 2.3 The applicant shall provide a 20-foot common lot for all public water/sewer mains outside of public right of way. The common lot shall be covered with a blanket easement to the City of Meridian. Exhibit B CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 3, 2008 2.4 The applicant shall provide a 20-foot easement for all public water/sewer mains outside of public right of way (include all water services and hydrants). The easements shall not be dedicated via the plat. The description shall be consistent with the graphically depicted easements on the plat but be recorded as a separate document using the City of Meridian's standard forms. Submit an executed easement (on the form available from Public Works), a legal description, which must include the area of the easement (marked EXHIBIT A) and an 81/2" x 11" map with bearings and distances (marked EXHIBIT B) for review. Both exhibits must be sealed, signed and dated by a Professional Land Surveyor. DO NOT RECORD. Add a note to the plat referencing this document. 2.5 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water (MCC 12-13-8.3). 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, asingle-point connection to the culinary water system shall be required. If a single-point connection is utilized, the developer will be responsible for the payment of assessments for the common areas prior to signature on the final plat by the City Engineer. 2.6 All existing structures shall be removed prior to signature on the final plat by the City Engineer. 2.7 All irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting, crossing or lying adjacent and contiguous to the area being subdivided shall be tiled per UDC 11-3A-6. Plans shall be approved by the appropriate irrigation/drainage district, or lateral users association (ditch owners), with written approval or non-approval submitted to the Public Works Department. If lateral users association approval can't be obtained, alternate plans shall be reviewed and approved by the Meridian City Engineer prior to final plat signature. 2.8 Any existing domestic well system within this project shall be removed from domestic service per City Ordinance Section 9-1-4 and 9-4-8 contact the City of Meridian Engineering Department at (208)898-5500 for inspections of disconnection of services. Wells may be used for non-domestic purposes such as landscape imgation if approved by Idaho Department of Water Resources Contact Robert B. Whitney at (208)334-.2190. 2.9 Any existing septic systems within this project shall be removed from service per City Ordinance Section 9-1-4 and 9-4-8. Contact Central District Health for abandonment procedures and inspections (208)375-5211. 2.10 Street signs are to be in place, water system shall be approved and activated, fencing installed, drainage lots constructed, road base approved by the Ada County Highway District and the Final Plat for this subdivision shall be recorded, prior to applying for building permits. 2.11 A letter of credit or cash surety in the amount of 110% will be required for all uncompleted fencing, landscaping, amenities, pressurized irngation, sanitary sewer, water, etc., prior to signature on the final plat. 2.12 All development improvements, including but not limited to sewer, fencing, micro-paths, pressurized irrigation and landscaping shall be installed and approved prior to obtaining certificates of occupancy. 2.13 Applicant shall be required to pay Public Works development plan review, and construction inspection fees, as determined during the plan review process, prior to signature on the final plat per Resolution 02-374. 2.14 Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. Exhibit B CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 3, 2008 2.15 Developer shall coordinate mailbox locations with the Meridian Post Office. 2.16 All grading of the site shall be performed in conformance with MCC 11-12-3H. 2.17 Compaction test results shall be submitted to the Meridian Building Department for all building pads receiving engineered backfill, where footing would sit atop fill material. 2.18 The applicants design engineer shall be responsible for inspection of all irrigation and/or drainage facility within this project that do not fall under the jurisdiction of an irrigation district or the ACRD. The design engineer shall provide certification that the facilities have been installed in accordance with the approved design plans. This certification will be required before a certificate of occupancy is issued for any structures within the project. 2.19 At the completion of the project, the applicant shall be responsible to submit record drawings per the City of Meridian AutoCAD standards. These record drawings must be received and approved prior to the issuance of a certification of occupancy for any structures within the project. 2.20 One hundred watt, high-pressure sodium streetlights shall be required at locations designated by the Public Works Department. All streetlights shall be installed at subdivider's expense. Typical locations are at street intersections and/or fire hydrants. Final design locations and quantity are determined after power designs are completed by Idaho Power Company. The street light contractor shall obtain design and permit from the Public Works Department prior to commencing installations. 3. MERIDIAN FIRE DEPARTMENT 3.1 Acceptance of the water supply for fire protection will be by the Meridian Fire Department and water quality by the Meridian Water Department for bacteria testing. 3.2 Final Approval of the fire hydrant locations shall be by the Meridian Fire Department. a. Fire Hydrants shall have the 4 ''/z" outlet face the main street or parking lot aisle. b. The Fire hydrant shall not face a street which does not have addresses on it. c. Fire hydrant markers shall be provided per Public Works specifications. d. Fire Hydrants shall be placed on corners when spacing permits. e. Fire hydrants shall not have any vertical obstructions to outlets within 10'. £ Fire hydrants shall be place 18" above finish grade. g. Fire hydrants shall be provided to meet the requirements of the IFC Section 509.5. h. Show all proposed or existing hydrants for all new construction or additions to existing buildings within 1,000 feet of the project. 3.3 All entrance and internal roads and alleys shall have a turning radius of 28' inside and 48' outside radius. 3.4 Operational fire hydrants, temporary or permanent street signs and access roads with an all weather surface are required before combustible construction is brought on site. 3.5 Commercial and office occupancies will require afire-flow consistent with the International Fire Code to service the proposed project. Fire hydrants shall be placed per Appendix D. Exhibit B CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 3, 2008 3.6 The applicant shall work with Planning Department staff to provide an address identification plan and a sign which meets the requirements of the City of Meridian sign ordinance at the required intersection(s). 3.7 All portions of the buildings located on this project must be within 150' of a paved surface as measured around the perimeter of the building. 3.8 Where a portion of the facility or building hereafter constructed or moved into or within the jurisdiction is more than 400 feet (122 m) from a hydrant on a fire apparatus access road, as measured by an approved route around the exterior of the facility or building, on-site fire hydrants and mains shall be provided where required by the code official. For buildings equipped throughout with an approved automatic sprinkler system installed in accordance with Section 903.3.1.1 or 903.3.1.2 the distance requirement shall be 600 feet (183). a. For Group R-3 and Group U occupancies, the distance requirement shall be 600 feet (183 m). b. For buildings equipped throughout with an approved automatic sprinkler system installed in accordance with Section 903.3.1.1 or 903.3.1.2, the distance requirement shall be 600 feet (183 m). 3.9 There shall be a fire hydrant within 100' of all fire department connections. 3.10 Buildings over 30' in height are required to have access roads in accordance with The International Fire Code Appendix D Section D105. 4. POLICE DEPARTMENT 4.1 The proposed development shall limit landscaping shrubs and bushes to species that do not exceed two feet in height. Trees shall have a canopy of no less than six feet. 4.2 Any interior fencing shall allow visibility from the street or shall not exceed four feet in height if solid fencing is used. All micropaths and open areas shall have adequate lighting. 5. PARKS DEPARTMENT 5.1 The Parks Department has no concerns with the site design as submitted with the application. 6. SANITARY SERVICE COMPANY 6.1 Prior to issuance of a certificate of zoning compliance, that applicant shall submit an approved site plan from SSC. 6.2 Please contact Bill Gregory at SSC (888-3999) for detailed review of your proposal prior to the public hearing. There is a concern that the required modifications may significantly impact your site design and may require a revised site plan. If the site plan is revised, contact the planner assigned to the project immediately to discuss the changes and how to proceed with the revised site plan. 6.3 Provide a minimum 28' inside and 48' outside radius for all alleys and private streets, where they intersect a public street. Exhibit B CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 3, 2008 7. ADA COUNTY HIGHWAY DISTWCT (NO COMMENTS RECEIVED) Exhibit B CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARMG DATE OF JANUARY 3, 2008 8. CENTRAL DISTRICT HEALTH DEPARTMENT 8.1 After written approval from appropriate entities is submitted, we can approve this proposal for central sewage and central water. 8.2 The following plans must be submitted to and approved by the Idaho Department of Health & welfare, Division of Environmental Quality: central sewage and central water. 8.3 Run-off is not to create amosquito-breeding problem. 8.4 Central District Health will require plans be submitted for a plan review for any: food establishments, grocery store, beverage establishment and child care center. Exhibit B CITY OF MERIDIAN PLANNING DEPARTM-ENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 3, 2008 Exhibit C -Legal Descriptions & Exhibit Maps ~ ~ ~^ ^^ 6~uaclrcln# Consuifiing.-.Inc. Legal Description For • $ridgetower Grossing Subdlvlsfon No. 16 (C-N Rezone) :Rezone from R-4 and C-G to C•N Lot 66 thru 70, Block 10 of Bridgetower Crossing Subdivision No. 7, Book 92 of Plats at Pages 10918-10919; Ada County Records and a portion of the Right-Of-Way of North Ten Miie-Road and West Quintals,. Drive located in the Northwest quarter of Section 35, Township 4 North, Range 1 West, Boise Meridian, Ada County, Idaho chore particularly - • .described. as follows: l :Commencing at the Northwest comer of "said Section 35, thence South 00'52'46" West, 443.00 feetalong the West line of said'section to the Point of Beginning; Thence South 89'0714" -East, 222.77 feet along the centerline of said West Quintals . ~ Drive; Thence continuing along said centerline 89.32 feet along a curve to the right, said. curve having a radius of 300.00 feet, a delta angle of 1703'32" •and a choM bearing and. distance of South'80'35`27" East, 88.99 feet; { Thence continuing 88.54 feet along a curve to #te left, said, curve'having a radius of 300.00 feet, a delta angle of 16`54'34" and a chord bearing and distance of South • 80?30'58° East, 88.22 feet; Thence~leaving said centerline,South 00°52'46" West, 786.13 feet to the Southeast comer of said Lot 70; Thence North 89'0714" West, 398.00 feet to the West-line of said Section 35; Thence North 00'52'46".East, 812.52 feet along said West line to the Point of Beginning. ~~ ~~ Said .parcel contains 7:37 .acres more or less. ~cE'rvED QEC 0 3 2067 CiTX 01+ NlEft1DIAN' P.LANNIN(1 & ZOA'ING REVI PP-OVAL BY Q~u ~ 4 2Q~7 MERIOIAtV PUBLfc WORKS DEPT. 1904 W. O,veAand • Boise. ID 8370.5 • Phone i208) 392-0091 • Fox 1208) 342-0092 • Emoil: quadront@quadronEcc ' ~ Civfl Englneedng • Surveying. • Construction Management Exhibit C CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 3, 2008 ~gEg ~ 1 ~, ~ O J9 ~-YS~ o ' ~ U ma . ~ , ° @~~ a ..~ O Q~ .. U y t ~ ~ J t 27 26' am - g 34 . 3S ~ s j 00 U Z iV v~ CD o , `~' dCENTERUNE OF W. QUINtALE DRIVE w. W X a m ~ S89' 0T 14"E 222.77 ' ~ ~ oo ~ W i O Ct C2' m N ~ ~ / Z a ! f .p Z .. ~ O = ° ° W v ~ ~ c .~ o o a o ~ z~ ~~ rn N z •t M OO ~ O N V O O W I ~ U O 2 O 00 N 00 U O: _ - - Q 00 00 q ld 9 . ~ 4 Y ~ 41 J Z ~ Z /h~S ~ W Z Qi u07 I ~J ~ ~ H Q ~ ~ z W O ~ N ~ Z Z ~ I G9 N d - ~ Z . r- ~ _.~, Z '~ .i0 v ~I. W ~ O d N ~ < ~ Q_ ~' C N O . W W- . v. p O V; in U ~ ~1D O a ~ LL1. U> CY? C7 o O V1 to O O 'y ~ ~~ O O O ~ W ~~ Q O O p L 0 ~ M M Z ~-~tt. ~ N ~ s}- ~ , a I . ~ !; 1~ W ~ N ~ ~ V U { I U ~ 00'B6f M„bl ,LO ,68N ~ W J ~ ~~ L ' V C .- I Exhibit C CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 3, 2008 .-~* . _._ REVIE P OVAL _ . - - ~ • BY OEC ~ { 2001 ~s 6~uadrant MERIDiAN.PUBLIC C o n s u l t l n g, 1' n c: WORKS DEPT. Legal Description For Bridgetower Crossing Subdivision No. 16 (L-O. Rezone) Rezone from R-0 to LA tot 2, Block 10 of Bridgetower Crossing Subdivision No: 2, Book 86 of Plats at Pages 9641-9643; Lot 1 thrv 3, Block 1 of Gallery Subdivision, Book 93 of Plats at Pages 11140-11141; Ada County Records and a portion of the Right-Of-Way of North Ten Mile Road and West Belltower Drive, located in the Northwest quarter of Section 35, Township 4 North, Range 1 West, Boise Meridian, Ada County, Idaho more particularly described as follows: Commencing at the~Northwest corner of said Section 35, thence South 00°52'46" West, 1255.52 feetalong the. West line of said section to the Point of Begtnning; Thence South 89'0714" East, 398.00 feet to the Northeast cornerof said Lot 2; Thence South 00'52'46" West, 494.52' feet to the centerline of said West Belltower Drive;. Thence North 89'0714" West, 398:00 feet along said centerline to the. West line of said. Section 35; • Thence North 00°52'46" East, 494.52 feetalong said West line to the Point of ieginning. EXCLUDING THEREFROM: Lot 1., Block 10 of Bridgetower Crossing Subdivision No. 2, Book 86 of Plats at Pages ..9641-9643; more particularly described as follows: Commencing at the Northwest comer of said Section 35, thence South QO°52'46°'West, 1255.52`feet along. the West line of said section, thence South .89'0714° East, 233.00 feet, thence South 00'S2'4fi°'West, 60.02 feet to the Northwest comer of said Lot 1, being the Point of Beginning; ' Thence South 89'07'14" East, 140.00 feet to the Northeast corner of said Lot; Thence South DO'S2'46"West, 145.11 feet to the Southeast comer of said Lot; Thence North 89'07'14° West, 140.00 feet to the Southwest corner of said t_ot; Thence North 00°52'46".East, 145.1.1 feet to the Point of Beginning Said parcel contains 4.05 acres more or less. 1904 W. Overland Boise.1083705 • Phone:(208) 342-0091 Fax.i208) 342-0092. • Email CivHEngineering Surveying, • ConsicuctionMOnagemenl Exhibit C CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 3, 2008 ~e ~g ~ o ~ w ~ ~~~ 0 o Phi J Q ' £ ~. 27 26 ° g ~w ~ W Q ~~ 2N Q 34 35 ~ o 0o w Z ~. N ~ g v F C~ `~' Sri ~ ~ m Z ~ _ . Z N N W 3 m O Z ~ cn S89' 07' 14"E 398.00 w ~ ~ p ~ y o 233.00 LL~ 50' S2' 46"W ~ 1- ~ Q Y °~~ °Z to.oz U In 'i n, Z Z J p Q ~ o~~ d d m 589' 07' 14"E o tr~n z m w 140.00 v O ~ Q of w I uNi 3 J ip f O Q z° Q ~~ l!') ~ ~' ~ ~ O) r} ~ ~ 00'O.b l ~' Z M„91 ,LO .69N ~ O' - O CC s o 3 w w ~`. ~ m ~ _ c0 z -~ w z '- w p 'W i~ F-- N IV ~ ~ Z ~ w ` CU p / f/9 Z ~ ~ ~I 0 :00'86£ M„ti l ,LO .68N w 3nl'2i0 2i3MO11~38 'M ~0 3N1~~131N3O N ~~ t U C N ~ ~~ .' i Exhibit C CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 3, 2008 ;.-,ti ..---__.. j~ __ ... . ~'~' ~~ ~ . • ~~ Quadrant Consulting, Inc. ~..J ~ . • Legal QescNption ' For . ~ B~idgetower Crossing Subdivision No. 16 ' (L-O Rezone) Rezone from R-4 to L-0 • Lot 3,. Block 6 of Bridgetower Grossing Sabdivisfon No. 2, Book 86 of Plats at Pages • - 9641=9643; Ada County Records. and a portion of the Right-Of-Way of North Ten Mile Road, located in the Northwest quarter of Section 35, Township 4 North, Range.l West; :Boise Mer<dian, ~1da Couniy, Idaho more particularly described as follows: Commencing at the Northwest comer of satd Section 35, thence South 00'52'4ti' West, • ~ 2014:59 feet along. the West line of said section to the. Point of Beginning; • ~ '1°hence South'89'OT14" East, 398.00 feet to the Northeast comer of said Lot 3 Thence South 00'62'46" West,. 200:00 feet to ~e Southeast corner of said Lot; • Thence North 89'07`14" West, 398.00 feet to the West line of said Section; . O ~ 'Thence North 00'S2'4~" East, 200:00 feet along said West line to the Point of Beginning: " ~ Said parcel.contains 1.83 acres more or less. .. .. ~ - ' ~ REW ~p~VAL BY~,------'-. t ' ~ CSC U !; 2Q~7 . ~ M WORKS:DEPT~C .•~-•. • _ • .. t . ' °~ I904 W. Ove(lond • Bo1se,'ID 83705 • Phone (208} 3,42-0691 ~ Fox (208) 342=~92 ! Emo~1': gucdranfC~q~odronP,cc . , - . ' ~ CIv4 Engfneerfng• • Survey(ng • ConlhucHon Management, ~ ' Exhibit C CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 3, 2008 ^ -~ ° i s~• ~~~ da°w 2oo.an Z a 0 v ~ a m_ v d W ~ Z O W ~ F O J 2 O F WU N C .0.~ ~` . O W~ J U ~~ t U w Exhibit C Ob'0?I 3lIW N31 "ld CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 3, 2008 D. Required Findings from Unified Development Code 1. Preliminary Plat Findings: In consideration of a preliminary plat, combined preliminary and final plat, or short plat, the decision-making body shall make the following findings: 1. The plat is in conformance with the Comprehensive Plan; Staff finds that the proposed plat is in substantial compliance with the adopted Comprehensive Plan. Staff supports the proposed plat layout, with recommended changes, as they comply with the provisions of the Comprehensive Plan. Please see Comprehensive Plan Policies and Goals, Section 8, of the Staff Report. 2. Public services are available or can be made available and are adequate to accommodate the proposed development; Staff finds that public services can be made available to accommodate the proposed development. (See Exhibit B of the Staff Report for more details from public service providers.) 3. The plat is in conformance with scheduled public improvements in accord with the City's capital improvement program; Because the developer is installing sewer, water, and utilities for the development at their own cost, Staff finds that the subdivision will not require the expenditure of capital improvement funds. 4. There is public financial capability of supporting services for the proposed development; Staff recommends the Commission and Council rely upon comments from the public service providers (i.e., Police, Fire, ACRD, etc.) to determine this finding. (See Exhibit B, Agency Comments and Conditions, for more detail.) 5. The development will not be detrimental to the public health, safety or general welfare; and Staff is not aware of any health, safety, or environmental problems associated with the development of this subdivision that should be brought to the Council or Commission's attention. ACRD considers road safety issues in their analysis. Staff recommends that the Commission and Council reference any public testimony that may be presented to determine whether or not the proposed subdivision may cause health, safety or environmental problems of which staff is unaware. 6. The development preserves significant natural, scenic or historic features. Staff is unaware of any natural, scenic, or historic features on this site. Therefore, Staff finds that the proposed development will not result in the destruction, loss or damage of any natural, scenic or historic feature(s) of major importance. Staff recommends that the Commission and Council reference any public testimony that may be presented to determine whether or not the proposed development may destroy or damage a natural or scenic feature(s) of major importance of which staff is unaware. Exhibit D CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 3, 2008 2. Rezone Findings: Upon recommendation from the Commission, the Council shall make a full investigation and shall, at the public hearing, review the application. In order to grant an annexation and/or rezone, the Council shall make the following findings: a. The map amendment complies with the applicable provisions of the comprehensive plan; The applicant is proposing to zone the subject property to C-N and L-O. Staff fords that the proposed zoning map amendment complies with the applicable provisions of the Comprehensive Plan. Please see Comprehensive Plan Policies and Goals, Section 8, of the Staff Report. b. The map amendment complies with the regulations outlined for the proposed district, specifically the purpose statement; Staff finds retail and office uses are permitted within the requested zoning district of C-N and L-O. Staff finds that any future use and / or development of this property should comply with the established regulations and purpose statement of the C-N and L-O zoning districts. c. The map amendment shall not be materially detrimental to the public health, safety, and welfare; Staff finds that the proposed zoning amendment will not be detrimental to the public health, safety, or welfare. Staff recommends that the Commission and Council rely on any oral or written testimony that may be provided when determining this finding. d. The map amendment shall not result in an adverse impact upon the delivery of services by any political subdivision providing public services within the City including, but not limited to, school districts; and, Staff finds that the proposed zoning amendment will not result in any adverse impact upon the delivery of services by any political subdivision providing services to this site. Exhibit D CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 19, 2008 STAFF REPORT Hearing Date: February 19, 2008 E IDIAN~-- TO: Mayor and City Council o D A H O FROM: Bill Parsons Associate Planner 208-884-5533 SUBJECT: Miscellaneous Application - MI-07-013 and MI-07-014 ~ Y ~it. Request to Modify the Recorded Development Agreement for Verona and Bridgetower Crossing, by Primeland Development~,G'roup, LLC. !i~' ;3:;:y;; ~b;E~~ a~9~~~!t'~~ , 1. APPLICANT'S REQUEST & STAFF ANALYSIS ~ +~•' ~:;,~~~, ,1st ,: The applicant, Primeland Development Group, has submitted Miscellaneous Applications (Mn requesting modification to the recorded Development Agreements, (DA) for the Verona Subddivision and the Bridgetower Crossing Subdivision. :`' I`~,,, f~,~,, ,~~ ;r~'~ i',,~' ' ~ l~`. ~ R' The Bridgetower Crossing DA applies to approximately 580 aerest3located south of McMillan Road, east t.ty`jt;s of Ten Mile Road, west of Linder Road and north of Ustick Road in Section 35, T. 4N., and R.1 W. However the two projects (Bridgetower Crossmg.lOffice and Bridgetower Crossing Commercial) that are initiating the DA modification incorporates 'an{approximate total of°26~~3acres. The sites are currently vacant land with a mix of residential, commercial: and office;uses surrounding the proposed projects. .a ..,,.,,.,~;a,., The applicant is afiso requesting to modify the existmg development agreement for the Verona Subdivision recorded under }iris'trument #103097612 The Verona~~iDA applies to approximately 62 acres r}~ n+= ~stt+}it~3}f} ~ ,~ located east side of N Ten~lVlile Road~~~north of W. McMillan Road and approximately a half a mile south of Chinden Boulevardal~~ Section 26~6~7T. 4N., R.1 W ~. The Verona Commercial site is located on the southeast corner of N. Ten~~M~le and~~EW McMillan Road?,and incorporates approximately 19 acres.. The site is currently vacant and theiapplscant#is'proposing the site develop with a mix of non residential uses. UDC 11 SB' 3'':D 2 aiid".Idaho Code°''§, 65-6711A provides the City the authority to require a property owner ~o~#tienter mto a {D~'e, ~~e ~opment}~}Agreement (DA) with the City that may require some written commitment for all future uses. The sulij'ect Development Agreement was recorded on November 8 ' 'k°~t~d ~~11i1t. ~~,. ' 2001, as Instrument No. 101~1~1~T652, records of Ada County Idaho. The applicant is proposing a first i~,,s~ 4111}r . amendment tol; :the DA by amending Section 4 "Uses Permitted by This Agreement" and Section 6 {111Ild~ id~li~ "Conditions Goveirnng Development of Subject Property" of the recorded DA for Bridgetower Crossing Subdivision. Modified language for the proposed first amendment to the Bridgetower Crossing '~it~~~h~. • I#t . Development Agreement}s,provided by Staff below. The City has sent out notices of the subject request in accordance with the current standards for public hearings (see Section 4, Process Facts, below for publication dates.) There are no required findings for a miscellaneous application/development agreement modification. Below, staff has provided the most pertinent facts and analysis related to the proposed development agreement modifications. At the Planning and Zoning Commission hearing, Staff recommended the applicant modify the existing Verona DA to allow more office lots and include the Bridgetower commercial lots as part of the revised Verona DA. Instead, Staff now recommends the applicant modify the existing Verona and Bridgetower Crossing MI -1- CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 19, 2008 Verona and Bridgetower Crossing Development Agreements to exclude the commercial areas and enter into three new Development Agreements to govern the Verona Commercial Project, Bridgetower Crossing Office and Bridgetower Crossing Commercial Projects with the language proposed below. Staff is recommending approval of the applicant's request to amend the Development Agreement for Bridgetower Crossing? Subdivision, as modified by City Staff below. Existing DA Modifications ~ 9;i'~~' Staff recommends that the Council direct the Cit s Le al De artmeriY~ to draft modifications recorded development agreement for the Verona Subdivision as fol ows~'~~~~i~;;,;; • Section 3 -Definitions ~`~'' ,'d'i'!sis',~~ ,. ~ ,9. i ,~~,~. Ali{ ~ 99.:.~j{ Modify sub-section 3.6 "Property" to exclude the a`r'eas as set forth in Exhib't!'Awhich identify the R-8 zoned portions of the Verona Commercial properties. ~ ~','. f ,.,,. ,, ,9~ ;~~~~,~ •.~3 ,,. i i ,bl~ Staff recommends that the Council direct the City's Legal{yiDepartmerit to draft modifications recorded development agreement for Bridgetower Crossing Sub'd~i{sion as follows: • Section 3 -Definitions ~~s',.i`~ ~ ~ , i Modify sub-section 3.6 "Property" to ezclude~th'e:iareas, as set forth~`in Exhibit A which identify the C-G zoned portions of the Verona Co''`rninercial~ the Bridgetower Crossing „~ , t~ ~ i i'i9~;`,i,, Commercial, and Bridgetolw,er Crossing Office •properties, respectively. .9tt`~ o;j;l~;n, ~~R ~'~'i.~ Verona Commercial.DA~''~ , ~,ikit:; ~~ ; ; ~'~b~t~~~ ~9 to the to the The area proposed for the coniinercial~;w~a~~,onginally subject to both the Bridgetower Crossing DA (the properties now zoned C G) and~~thelVerona~DA~}(the properties now zoned R-8 and proposed for L-O). . Staff is tymg~the~~d~e#vel~oper to the`~eleuations subriiit~ed with these applications. By developing a new DA for the commercial are{a,'~Staff believes~that this will allow for more efficient implementation of the DA •~~~z~' over tme••and more timely d'euelopment4t?ofthe property. . 9~.,.. Staff recorri'iriends that the Lega11?Department draft a new DA for the Verona Commercial properties that ;t4ts~lil9. ii:l4 includes the fol~lo~w~mg provisioris~~ }} ~ • The propos ~~d~~cgrnmercf~al and office buildings shall be constructed with high quality materials, including but riott~hrxted to: stucco, wood and brick, with substantial stone accents, four sided architecture, higll`ighted main entrances, stamped decorative concrete, composite or the roofing material, variations in colors, roof planes and parapet heights. • Elevations shall substantially conform to the photos submitted with MI-07-013. • A minimum of 9 buildings with no one building exceeding 50,000 square feet shall be constructed on lots associated with the Verona Commercial Subdivision. The maximum allowable non-residential square footage for this development shall be 225,000 square feet. • The development of the site shall generally conform to concept plan in Exhibit B. Verona and Bridgetower Crossing MI -2- CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 19, 2008 Bridgetower Crossing When the Bridgetower Planned Development was originally approved, the applicant did not have a clear vision for how the commercial and office sites would develop. With the approval of the AZ/PD, the City Council conceptually approved the commercial portion of the development and allowed office uses within an R-4 zoning district. The current DA required the applicant to amend the Comprehensive Plan and rezone the office lots prior to issuing a building permit. The commercial lots were also subject to CUP approval as no concept plan was presented to City Council at the time of the initial approval. Since that time, the Future Land Use Map has been amended by the City to reflect these,,approvals. ,.,: Because the applicant now has. a concept plan for the both the Bridgetower Crossing Office and Commercial Projects (attached below) reviewed concurrently witr)!'tlus~'~~application and included in Exhibit A, Staff believes the applicant should no longer be subject to'~~tle, above mentioned CUP !;; ia,, requirement. However several of the approved office lots have not been rezoned to reflect the City's ~'~; changes to the Future Land Use Map and staff is not supportive"'of.removing tlus~re uirement until such )~t~e time as all approved office lots within the Bridgetower Crossing and Bndget'ower Crossing East Subdivisions are rezoned to L-O. By developing a newDA for the'•commercial area, Staffbelieves that this will allow for more efficient implementation of the ~DArover time;~and more timely,,development of the property. ~' :~', ,~,,~,_~' . Staff recommends that the Legal Department,'draft anew DA for they-Bridgetower Crossing Commercial properties that includes the following provisions ~r:,~; ~~t';!,.t i ;. , ,~ •,~ ,;ia. ~ Ei'.~' • The proposed commercial and office boil .dings shall be constructed with high quality materials, including but not limited to: stucco, wood and brick, with>substantial stone accents, four sided E~tlhs ahlt4a:, architecture, highlighted mam~entrances, stamped decorative concrete, composite or the roofing material variations ~in colors~;r`oof planes and parapet heights. • Elevations shalllsubstantiall ~' co y reform to the photos submitted with MI-07-014. t~~fliiS .i t ti.~.~ • A minimum of 4 buildings with no one building exceeding 33,725 square feet shall be constructed on lots associated wi't1i':the Bridgetower Crossing Commercial Subdivision. The maximum allowable non residential square' footage for this development shall be 80,260 square i,t, F 'iii~~?tf feet: ~ ,~~!', . , ~;,:.. f£~t' !,,, !~~{ ;he development ofali`e; site shall generally conform to Exhibit B. [Planning Commissioners: :~,t{i31f~,_ ,i;j fGt , please note that m th`e~~relimmary plat and rezone applications before you, staff is reeo'minending a modification ~to the concept plan. Once we have a copy of the revised h3;~~l;s ~tjlai concept;plan, we will attach it to this staff report for Council.] Staff recommendstihat the,Legal Department draft a new DA for the Bridgetower Crossing Office properties that inclucles'~the following provisions: {s ~}' • The proposed office buildings shall be constructed with high quality materials, including but not limited to: stucco, wood and brick, with substantial stone accents, four sided architecture, highlighted main entrances, stamped decorative concrete, composite or the roofing material, variations in colors, roof planes and parapet heights. • Elevations shall substantially conform to the photos submitted with MI-07-014. • Development of the property shall generally comply, as determined by the Planning Director, with the conceptual site plans submitted with MI-07-014. A minimum of 8 buildings with no one building exceeding 15,000 square feet shall be constructed on lots associated with the Verona and Bridgetower Crossing MI -3- CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 19, 2008 Bridgetower Crossing Office Subdivision. The maximum allowable non-residential squaze footage for this development shall be 137,650 squaze feet. • The development of the site shall generally conform to Exhibit B. Staff' recommends that an amendment to the recorded Development Agreement for the Verona Subdivision and Bridgetower Crossing Subdivision be approved and three new DA's be recorded to govern each of the Commercial developments as proposed by City Staff above. Sta is also recommending the applicant combine Concept Plan one and three allowing a larger retail box north conee t lan rior to the City Council hearin ' P P P 'i I I,a~p:'i;, ,~ ,;, ~ ;~ ,~~~ ~{ ~~ 2. LOCATION & SURROUNDING USES ' The Verona Commercial Project is located at the northeast corner of W. McMillan~'Road and N. Ten Mile f• in Section.26, T.4N., R.1W. f '~ ''~~'ti;,,,f .ii i~t' 11~~~!~~if 1.. The Bridgetower Crossing Office Project is located at the southwest+(corner of W. McMillan Road and N. Linder Road in Section 35, T.4N., R.1 W. ~ ".!.,,I;, + ';~ ~ ~n The Bridgetower Crossing Commercial Project is',located on the east sde~of,Ten Mile Road and approximately 400 feet South of McMillan Roaci1in Sec'tio'n 35, T.4N., R.1 W. ,,~ ,~ ~~ a. Adjacent Land Use and Zoning for Verona Commercial ,~''itt+ a 'la}I;~. ~ ttt' ~, 1. North{~' Vacant'office lots and Single family residential, Verona No.2 and 3; zoned L- ~. O aricl~$R~$8 ~'_~~', :• , 2. East Vacant commercial land; zoned''~R-4 { t:~ ~ it(~ `~```~ ,Y`+;;3 ~ iSoluth Bridgetower Marketplace.+and Single family residential (Bridgetower Crossing ,~t' No~l~7)„;zoned C'G_.tand R 4 ~~ ~d_ ~~l~~i ,~~~~ ~p. 4. West Vac ,ant, Volterra.Subdivision; zoned C-G ~ Ir~l,~ ~~ ~ ;, i , ~ ~ ~Yi~ b. Ad~ac'',erit,~Land Use and~'Zoning for Bridgetower Crossing Office ~~~1~~~~N;orth: Vacant; zoned C-G 2. E'ast~,~f,Sngl'e Family Residences (Ada County) and Cobblefield Crossing; zoned RUT ~j~,,.E, <,„ and R=4~~` ,~i 3. South: Single Family Residence/Agricultural Land; zoned RUT Ada County 4. West: Bridgetower Crossing No. 11 and 12; zoned R-4 c. Adjacent Land Use and Zoning for Bridgetower Crossing Commercial 1. North: Bridgetower Market Place; zoned C-G 2. East: Bridgetower Crossing No. 5 and 7; zoned R-4 3. South: Bridgetower Crossing No. 2; zoned R-4 4. West: Vacant, Volterra Subdivision; zoned C-G and L-O Verona and Bridgetower Crossing MI -4- 3. PROCESS FACTS a. The subject application will, in fact, constitute a development agreement modification as determined by City Ordinance. By reason of the provisions of the Meridian City Code Title 11, a public hearing is required before the City Council on this matter. b. Newspaper notifications published on: July 31 and August 14, 2006 c. Radius notices mailed to properties within 300 feet on: July 28, 2006 d. Applicant posted notice on site by: August 11, 2006 ,,~ •~.~,liit~, e. Section 4.2 of the recorded Development Agreement for Bridgetower Crossing currently states: "No change in the uses specified in this Agre'.ement shall be allowed without modification of this Agreement." ,~~'t` '`~ii~~f;jF 4. RECOMMENDATION: ~+-'•~ ,s~1, ~~{'i1~~~~,~;~, ,,,,,,, ,~u" 't}i~.ju, ,ail, ~'+'IRiE~Ii Staff recommends that an amendment to the recorded~Development Agreement for},the Verona and 'tlip(a~~tt qi ~ Bridgetower Crossing Subdivision be approved ' and~3;;three new Development Agreements be ~ 1i~'~~ ;lFi,ll4 ~, ff~~ recorded to govern the Verona Commercial Pro~eet,~ Btrrdgetower Crossng Office and Bridgetower Crossing Commercial Projects as noted in Section 1 of the Staff Report above. Staff . is;p~ ~; further recommends that the Mayor and,,City Council direct;~the Legal Department to draft an '~h iE~: amendment to the Development Agreement for: Bridgetower Crossing Subdivision that includes the ~ ` at~1`li, ~~ °l' i~j~ modifications listed herein and includes a copy] l,of the submitted~~ Concept Plans, and that the current Owner/Developer, Mayor and City Clerk sign;~and}},then record said document. :ii4~~~~)+ ~ , '' , p, •,4 a''f~~,, 5. Exhibits: ~ ~ ~ ~ ,~, ~ ,~~' rsi°'' A. Vicinity Map ~;l$ B. Concept Plans' ~ ~+ ,, C. Lega'1~,Description's and Exhibit Maps::' ~. ,ti;~ !- .~,dt~ D. Elevations i ~~ ` ~` ; ;~. ,~ ~ , , ~ ' i t,,, , ,,,~~ Q., '~~,i ~~ ~,. ~,~ ~;; ,~,'~ a~4f~' ~r F~ ~~.. .B,~i~~ f~~ ~ 1E! i ~i~.i~;;`~ , ~ „,;t,,,~~~,, , ~„i,~~ Verona and Bridgetower Crossing MI -5- Exhibit A -Vicinity Maps Vr MALTA DR W ANATGLE DR I n i Vr P,EVENNA ST W RAVENNA S T 3 W CEDER = W CEDER GRCVF_ S7 GROVE 5T C ~ ~ ~' .~ Z a 3 Ur DrTCH CREEK sr `z U O ti W DIVIDE CREEK OR Z 3C VJ DIVIDE CREEK ST C ~ ~ w wAPGOr ST 0 ~ 2 w W MILANO DR ~ ~o ~A~, oZ z yr W TURIN CT r~ROJECT AREA NcN,7LLAN ROAD ~~ VICINITY MAP ^~Quadrant Consulting, Inc. kDA COUNTY SEC. 26, i-eN, R-}W 70AH0 1904 %/ O~EALANO ROAD 7 SCALE: " ' PROJECT N0. OATS: PgCE: Ba7se, mono 83 05 1208) 342-0092 PHONE (208) 3<2-0092 FxX 1 =300 395-03 08 75 2007 I SHEET } OF 7 UNG ENGWEEN/NG-SUR4FYlNG-CON51AVC710N NAN4CEYEN7 Exhibit A Exhibit A Exhibit A Exhibit B -Concept Plans J ~ m - m J m Exhibit B RECE~D DEC 2 4 2007 cis of iv~x.i~t~~ PLANiv~tTG b'~ ZO\~G ~, Exhibit B C 4 3 2007 a. ~,: ~ vi W U N O '' N LL Z ~ W O O O ~ tG ~~ N 1 Li N ° BRIDGETOWER i 6 PROPOSED C-N ZONING AREA CONCEPTUAL DEVELOPMENT PLAN - VERSION 1 D Exhibit B C 0 3 tVv~~y Ups &~~0~-a.,Cs b - ~- cue stir ~ ~~~ ~- ~,ao~ Di ' BRIDGETOWER 16 PROPOSED C-N ZONING AREA CONCEPTUAL DEVELOPMENT PLAN -VERSION 2 ~,aoo 4 Exhibit B ~ 3 Zp0'1 sly IL a " ' BRIDGETOWER 16 PROPOSED C-N ZONING AREA CONCEPTUAL DEVELOPMENT PLAN -VERSION 3 Exhibit B c~we sir ~-----~ Exhibit C -Verona Commercial ^~ ^~ 6~uadrant Consulting, Inc. Legal Description For Verona Subdivision No. 4 Rezone From R-8 to L-O Lots 35 and 36, Block 10 of Verona Subdivision Number 2, Book 91 of Plats at Pages 10743-10744; Ada County Records and a portion of the Right-Of-Way of North Cortona Way and West McMillan Road, located in the Southwest'/< of Section 26, Township 4 North, Range 1 West, Boise Meridian, Ada County, Idaho described as follows: Commencing at the Southwest comer of said Section 26, thence South 88'58'19" East, 1039.55 feet along the South line of said section to the Point of Beginning; Thence North 01°00'56" East, 240.22 feet along the centerline of said North Cortona Way to a point; Thence continuing along said centerline 194.07 feet along a curve to the left, said curve having a radius of 300.00 feet, a delta angle of 37°06'39" and a chord bearing and distance of North 17°30'59" West, 190.70 feet; Thence continuing along said centerline North 36°02'53 West, 67.24 feet to a point; Thence leaving said centerline South 89°30'1.6" East, 33.60 feet to the Northwest corner of said Lot 35; Thence continuing South 89°30'16" East, 325.06 feet to the Northeast corner of said Lot 35; Thence South 00°29'44" West, 433.02 feet to the Southeast corner of said Lot 36; Thence North 88°58'19" West, 20.00 feet along the Southerly boundary of said Lot 36 to a point; Thence South 00°29'44" West, 45.00 feet to a point on the South line of said Section 26; Thence North 88°58'19" West, 241.85 feet along said South line to the Point of Beginning. Said parcel contai 3.003 acres more or less. REVI P AL~ BY QCT 12 200j MERIDIAN PUBLIC WOF.KS DEPT. ~ i90a w. O~ertond Boise.l0 83705 Phone (208( 342-0091 Fox (208) 342.0092 Emoil: quadront~~puotlrorn.cc Civil Engineering Surveying Consiruciion Manogemem Exhibit C --m 'jj ~^° ~~~ f' ~i `tea ~ C ~~ ~Ii ~ p a ~~ , II ~ li ~ '~ ,, ~j, I nQN7EtfNp ~I l` N C "aaaa sr z ~N C l \ IPI 1~R~ ~. 4 G' ZI p O O O O O y v O m r G e D ~ m p J '~ n O N p0 O D m N N n V Z n b ut S O N p J V A O N O Z N () I w O Zpj O ~ O ~ U O ~ ~ n i ~ g ~ 7 ~, i`i r ~ ~ s ~ ~ ~ ~ ~ C 2 D I A N CLJRTONk VFY ~ E E A z VERONA SUBDIVISION NO. 4 REZONE EXHIBIT S£GTiON 26, L 4 N., R. ) W., ADA COUNTY ©~ 3 C3 <_ rn O~ O N 2 r (^~ / N w~w m c r~: z ~~ ~ ~ 1^ Quadrant o n~s uliin g. Ina Exhibit C ^~ Quadrant Consulting, Inc. Legal Description For Verona Subdivision No. 4 Rezone From R-8 to C-G Lot 1 and 2, Block 12 of Verona Subdivision Number 2, Book 91 of Plats at Pages 10743-10744; Ada County Records and a portion of the Right-Of-Way of North Cortona Way and West McMillan Road, located in the Southwest Ya of Section 26, Township 4 North, Range 1 West, Boise Meridian, Ada County, Idaho described as fDllows: Commencing at the Southwest comer of said Section 26, thence South 88°58'19" East, 855.00 feet along the South line of said section to the Point of Beginning; Thence North 00°21'49" East, 386.94 feet to the Northwest comer of said Lot 2; Thence North 89°36'30" East, 117.34 feet to the Northeast comer of said Lot 2; Thence continuing North 89°36'30" East, 31.24 feet to the centerline of said North Cortona Way; Thence continuing along said centerline 157.52 feet along a curve to the right, said curve having a radius of 300.00 feet, a delta angle of 30°08'48" and a chord bearing and distance of South 14°01'37" East, 155.72 feet; Thence continuing along said centerline South 01°00'56" West, 240.22 feet to a point on the South line of said Section 26; Thence North 88°58'19" West, 184.55 feet along Said South line to the Point of Beginning. Said parcel contains 1.623 acres more or less. REV17r~~.. gY ~~~,~`A c OcgjlG ~NUpK- i904 w.Ovegond Boise. ID83705 Phone 1208) 342-0091 fox 1208) 342-0092 Emoi1: quadronl~quodrnni cc Civil-Engineering Surveying Construction Monogement Exhibit C .~ -m.~,. ~..~ 1 ~.:~.. .t1N/109 VOV `-M ! 't/ ''N t• '1 '9Z NO/1035 1/B/HX3 3NOZ3H ~ 'ON NOIS!/IIQH(1S dN0213/1 S' ~~ .. - u ~yw ICI \,2 AVr HNOJ.MO7 N U i j 3 :_~ ~ J. 4 ~ '( I j 2 f v F ~ ~ I 3 t ( ~i ~ A 2 i s ~ ~ 4 ' '; q a a !~ '~ ~ ~ ~ :1 J tom- c~ U o r ¢ ~ m m n~ p _o ~ on = cr U N Z p ^ O O N O S if1 Q~ V ~ - ~ h 7 F o0 mo No U ri ~ N m ~n r is io 00 p O M '^ p 0 o0 p a o00 -: _ \N _ m O m ~ {~ Z R '-~..~ J 5`y, .IS 2ZOY 7 N g Cam` mf E ! I I` ON]i31NOW I I I I~ 666 ~ i~ ~ j' ~- ~o ~ I .I ~ w ~ ~3 0 ~{ r1 > G~ 5 U U V s~ ` 1L w } m I - - - - - - - - - - - - - - - - - ~ ~--m-~~ ~..c r-- ~ s- m a °~, a.~~Vaa O~ 3l1 oN~t .~ Exhibit C ^^ ^! 6~uadrant Consulting., Inc. Legal Description For Verona Subdivision No. 4 Rezone From R-8 to L-O Lot 1.2, Block 1D of Verona Subdivision Number 2, Book 91 of Plats at Pages 10743- 10744.; Ada County Records and a portion of the Right-Of-Way of North Cortona Way, located in the Southwest Y4 of Section 26, Township 4 North, Range 1 West, Boise Meridian, Ada County, Idaho described as follows: Commencing at the Southwest corner of said Section 26, thence South 88°58'19" East, 1301.40 feet along the South fine of said Section; thence North 00°29'44" East, 965.44 feet along the Easterly boundary of said Verona Subdivision Number 2, thence North 89°'30'16" West, 280.87 feet to the Northeast corner of said Lot 12, being the Point of Beginning; Thence South 11°04'28" West, 104.20 feet along the Easterly boundary of said Lot 12; Thence South 00°29'44" West, 110.00 feet to the Southeast corner of said Lot 12; Thence North 89°30'16" West, 94.54 feet to the Southwest corner of said Lot 12; Thence continuing North 89"30'16" West, 29..77 feet to the centerline of said North Cortona Way; Thence continuing along said centerline 72.98 feet along a curve to the left, said curve having a radius of 200.00 feet, a delta angle of 20°90'67" and a chord bearing and distance of North 36°43'10" East, 72.57 feet; Thence North 42°49'44" East, 26.98 feet to the Westerly boundary of said Lot 12; Thence continuing North 42°49'44" East, 31.43 feet along the Westerly boundary of said Lot t2; Thence North 08°39'53" East, 112.60 feet to the Northwest corner of said Lot 12; Thence South 89"30'16" East, 132.00 feet along the Northerly boundary of said Lot 12 to the Point of Beginning. Said parcel contains 0.669 acres more or less. REVI 1 kPp YAL BY~ QrT i 2 2~D7 h9EP.IDIAPd PUBIIG V+IOP,KS DEPT. i904 w.Overlond Boise.ID83705 Phone (208) 342-0091 Fax (208) 342-0092 Email: quodront~~avodronLCc Civil Engineering Surveying Construction Monagement Exhibit C I ~, r n n jN 1~ '~ -~-~ ~' ~~ 5 n ~' r) ij A art Z . ~- ti t i '9 °o o O '•~ 'I t ,r ° r-C } G ~, II r ~ ~j N ~ ~ n ~( b r ~ Q ~ ~~. ~.~ ~ ~ v ~ ~~ ° D ~ ~ ~ '~ ~ N ~ ~ ~ ~ ~ I•f~ ~~ A ~ ~ _ ' P' ~ i ; i ~ t, ' i 'I m D~ .c ,l z ~ ~ ;f : a J~ m , ~ ° " rr Z ! a'i o ~~ ~ n ~ t A 1 N o ~f~ ;~ i ,j ~;j mz r Wo o ~ ~- N CDRTCNA VAY m ~ ti ~r r MCNT~LINO ~ ~^~ // t~N °~ mb4 .~/ ~a" ~I ,i :~ M CDRTCNA VAS ' -_ F _ C ~~, = ~- F% ~! z' EI ~ evS% ~ 3.re :62 .OON -- P \o ~~ W • °~ r i - o < uoa: ,P„ SO' 29' a•V m m z ~luo r m~ o (C ------~ "°~ ~ °`°®"'~ VERONA SUBDIVISION N0. 4 ^^ ~ R ~ REZONE EXHIBR ^^Quadrant - SECTION 26, L 4 N., R. 1 W., ADA COUNTY ei,,, C o n s u HI n g, t n c c~ ...._~._. mir,.m.~+ot r>m .w.ev, ... Exhibit C Exhibit C -Bridgetower Crossing Office ^^ ^^ Quadrant Consulting, Inc. Legal Description For Bridgetower Crossing Subdivision No. 15 (Rezone) Rezoning from R-4 to L-O Lot 15,16 and17, Block 36 and Lot 1, Block 39 of Bridgetower Crossing Subdivision No. 11, Book 95 of Plats at Pages 1 1804-1 1 805; Ada County Records, Lot 43,44 and 45, Block 32 of Bridgetower Crossing Subdivision No. 12, Book 96 of Plats at Pages 11834- 11836; Ada County Records and a portion of the Right-Of-Way of North Linder Road, West McMillan Road, and North Coppercloud Way located in the Northeast quarter of Section 35, Township 4 North, Range 1 West, Boise Meridian, Ada County, Idaho described as follows: Commencing at the Northeast corner of said Section 35, being the Point of Beginning; Thence South 00°1.5'17" West, 1317.40 feet along the East line of said Section; Thence North 89°19'30" West, 418.01 feet to the Southwest corner of said Lot 17; Thence North 00°1.5'17" East, 1316.35 feet to the North line of said Section.; Thence South 89°28'07" East, 418.00 feet along the North line of said Section; Said parcel contains 12.637 acres more or less. R~ ovau BY dC {. ~ rJ ~~~~ ~ WORK O pjlG Exhibit C ~.~~_ _ _ _ ~..~., ~.o - - 'o~I'6,.1 I ~ o.~ A1l//100 VOV ''MI '1! ''N- 1 'Sf N011035 a.~. jumpor~.~^ LBfHX3 3HOZ38 ~ - - _ ~ u ~~ S! 'ON NOISIAI4BnS 9NISS0?/~ 213M013901?IB ~~~ ~~~ J M,Of ,6l .6BN } ' '1d34 SNbGM t0 BC4 q OllBfld Ny1012i3W I~ ' v l' ; ff ~ !~ p 1 1 xQOZ S t ~ ~n A9 J j ~1tlR a ln3~i f 1 i j 1 I ~ ~'~ i ~ 1 ~' i } 1 r, ~j ~ jP ~ q ! :~ ~ ~{ ~ la ~ f{ 1 1 ° ~ ' ~ ~ 1 ~ ! ! ~t ~ ~ ~ ~ I ,~ ~ i I ! i ~ ~ ~ ; i~ ~i s r~` , "~1 i ( i l __ t Z z O l J ~ i ~ 1 .lY OIIO?0 dOJ W . N +~. f •~ O W ~ ` r ~ •f ^ ~ - - - --- I~ ~ ~ -_ '~ 1~ ~~ ~ - _ J J Q m~- fa d n rn ~ t ' o = f ~~ -+ ~ i ~ ~ W 1 1' 1 o i v ~ 1 ' } 1 ~ rL to w ~ tl ~} I ~~„„ ~ W ~ ` } i ` ~ ~I ( f f I P i ~a W '} N W f t `µ ~ I ._ fF ' ~ ~ ~~ i? ' i o ~ ~i ji ' ~~ L} •`- ; n ~ ; d 1 ; ~; L1 ~ + ~ ' ~ } ~ a o ~ ~ U ~ ~ E } }, 1 1 O i ` ~ { l~ ~ ~ u j ~ (~ "~ a r I ! l - i ~ ~ a U f ' v, 1 I s ~~ ~ ~ z 1 1 -- -- _._~raw~ w ~_~ Exhibit C Exhibit C -Bridgetower Crossing Commercial ~~ ^~ 9ucadrant Consulting, Inc. Legal Description For Bridgetower Crossing Subdivision No. 18 (C-N Rezone) Rezone from R-4 and. C-G to C-N Lot 66 thru 70, Block 10 of Bridgetower Crossing Subdivision No. 7, Book 92 of Plats at Pages 40918-10919; Ada County Records and a portion of the Right-0f-Way of North Ten Miie Road and West Quintals Drive located in the Northwest quarter of Section 35, Township 4 North, Range 1 West, Boise Meridian, Ada County, Idaho more particularly described as follows: Commencing at the Northwest comer of said Section 35, thence South 00'52`46" West, 443.00 feet along the West line of said section to the Point of Beginning; Thence South 89'07'14° East, 222.77 feet along the centerline of said West Quintals Drive; Thence continuing along said centerline 89.32 feet along a curve to the right, said curve having a radius of 300.00 feet, a delta angle of 17°03'32" and a chord bearing and distance of South 80°35'27",East, 88.99 feet; Thence continuing 88.54 feet along a curve to the left, said curve having a radius of 300.00 feet, a delta angle of 16°.54'34" and a chord bearing and distance of South 80°30'58° East, 88.22 feet; ThenceJleaving said centerline,South 00°52'46" West, 786.13 feet to the Southeast corner of said Lot 70; Thence North 89°07'14" West., 398.00 feet to the West line of said Section 35; Thence North 00°52'46" East, 812.52 feet along said West line to the Point of B®ginning. Said parcel contains 7.37 acres more or less. REVI ~VAL BY ~CEI~D G'~~ 0 ~ 2~Q7 DEC 0 3 2007 MERIDIAN PUBLIG C)~' ~N' ~~~~~ YJORKS DEPT. PLAI!'NING ~ ZOATINO 1904 W. Overlantl Boise. ID 83705 Phone 1208) 342-0091 Fox 1208) 342-0092 • Emoil: quodront®quadront.cc ' Civil Ehgineerihg • Surveying • Conskucfion Management Exhibit C ~, U O N ?a a aw a •- o C' Q Y ~ ~O 27 26 ¢> g 3 m 34 35 3 io 0 ~" O U ~.j 2 N a v ~ CENTERLINE OF W. OUINTALE DRIVE m N S89' 07' 14"E 222.77 Ct o C2 F ~•------ -• --•. a° ~ c? O Q G tr w _J Z~ z W N O N N W ~ Z W W U ~ v O Z 4. U f~1 w0 z F \ :i O ~ W I ~ U ~, +~_)J ~ ~ z I :n v7 _.~_.~ " ~ - Z ~ a K C? ~. ' C N ~ ~ t~ O ID x ~~~ ~{:'~ 1 1 EJ ~. In ~ ~a.~: il: •.- ,,r_ ~ i~~~ ~lf I i W W O s` n N to p iA O ~ M M O U 000 ~ N (n 07 N ~ Q~ N 2 oD O] U N 00 E- Z ~ 01 01 ~ ~ Q F- ~ ~ t- ~ Q t'7 M U w ~ ~ Q O N r ~ (n O O ~ O O ~ O O Q O O ~ M M N d' ~ r7 ~ ~ ~ W ~ N ~ CJ U U @~ z 0 U F- Q CD o 2 W 3 w z ~ O N Z w ~ ~ ~ Z U n Z O F U E 0 W J N I~ L U C_ N Exhibit C BY~ --- REVIE P OPAL ~~ 6~uadrant MERIDIAN PUBLIC C O n S U 111 n Q, I n C. WORKS DEPT. Legal Description For Bridgetower Crossing Subdivision No. 16 (L-O Rezone) Rezone from R-4 to LA Lot 2, Block 10 of Bridgetower Crossing Subdivision No. 2, Book 86 of Plats at Pages 9641-9643; Lot 1 thru 3, Block 1 of Gallery Subdivision, Book 93 of Plats at Pages 11140-14141; Ada County Records and a portion of the Right-Of Way of North Ten Mile Road and West Belltower Drive, located in the Northwest quarter of Section 35, Township 4 North, Range 1 West, Boise Meridian, Ada County, Idaho more particularly described as follows: Commencing at the Northwest ~rner of said Section 35, thence South 00°52`46" West, 1255.52 feet along the West line of said section to the Point of Beginning; Thence South 89°07'14" East, 398.00 feet to the Northeast corner of said Lot 2; Thence South 00'52'46" West, 494.52 feet to the centerline of said West Belltower Drive; Thence North 89'07'14" West, 398.00 feet along said centerline to the West line of said Section 35; Thence North 00°52'46" East, 494.52 feet along said West line to the Point of Beginning. EXCLUDWG THEREFROM: Lot 1, Block 10 of Bridgetower Crossing Subdivision No. 2, Book 86 of Plats at Pages 9641-9643; more Particularly described as follows: Commencing at the Northwest comer of said Section 35, thence South 00°52'46" West, 1255.52 feet along the West line of said section, thence South 89'07'14" East, 233.00 feet, thence South 00°52'46° West, 60.02 feet to the Northwest corner of said Lot 1, being the Point of Beginning; Thence South 89'07'14" East, 140.00 feet to the Northeast corner of said Lot; Thence South 00°52'46" West, 145.11 feet to the Southeast comer of said Lot; Thence North 89'07'14° West, 140.00 feet to the Southwest comer of said Lot; Thence North 00°52'46" East, 145.11 feet to the Point of Beginning Said parcel contains 4.05 acres more or less. 1404 W. Overland Boise. ID 83705 Phone 1208) 342-0091 Fax 1208) 342,0092 • Email Civilfngineering • Surveying • Construction MonogemeM Exhibit C 27 26 34 35 N cp ~ ~ d' ~ Z ~ z N N W ~ D] N o I ~ ~ z 0 O Q d p ~. Q' I W t ' _~ ~ N ~ Z I W ~ ~ ~ ! i Z O W W z ~ ~ ~ t W ~ z ~ W 1 o z I W p _I Q J ~. u ( ) W ~ b ~w ~ W ~ pa as ~ i O aY ~ c~ oo W ' { ~3 J ,.. S89' 07' 14"E 398.CU Si ~ 233.00 w ~ oz o`~ SO' S2' 46"W (t` ~ ~; ~ r ' r z 60.02 U y ,N ~ o ~ ~ ~ Z 2 o ~ S89' 0T 14"I , Si :c r ~% o ` o a m w 140 00 _ _ • t z __ +:? : ^ . \ \ I N ~, O ~1 z° ~ Q ~o N N N o ~{- v: ~ d- ~I ~ ~I C 3~ g~g~gl ~ ,s €Ip,j ~~ ~~¢pE~1 U Ki KQ =2 8 O H m a 2 W 3 w ~ Z O N 7~ w ~ r O n J z 0 F U N \ MA9i .LO .68N ~ O ° J ---- - -- - _ i ~ U L~ ~~ p O , " C ~ w N w / ~ ~ : e l f / / Q0~88~ Ith„ti l ,LO .68N 3n12~C 2~3M0.1~~38 'M ~0 3N1~2i~1NS0 Q iI { U C {AN u Exhibit C ^'/~ ^~ 6~uadrant Consuiting, Inc. ``-= ~ Legal Description For Bridgetower Crossing Subdivision No. 16 (L-O Rezone) Rezone from R-4 to LA Lot 3, Block 6 of Bridgetower Crossing Subdivision No. 2, Book 86 of Plats at Pages ' 9641=9643; Ada County Records. and a portion of the Right Of-Way of North Ten Mile Road, located in the Northwest quarter of Section 35, Township 4 North, Range.l West, Boise Meridian, Ada County, Idaho more particularly described as follows: Commencing at the Northwest comer of said Section 35, thence South 00'52'46" West, 2014.59 feet along the West line of said section to the. Point of Beginning; Thence South 89°07'14" East, 398.00 feet to the Northeast comer of said Lot 3; Thence South 00'b2'46" West, 200.00 feet to the Southeast corner of said Lot; Thence North 89°07`14° West, 398.00 feet to the West I(ne of said Section; Thence North 00°52'46° East, 200.00 feet along said West line to the Point of Beginning. Sattl parcel contains 1.83 acres more or less. ' REV! J VA4 6Y~----- Gw~ 0 y 7QOi M yVORK$ DEPT'C ~~ , 1904 tiV. Overload • Boise, ID 83705 • Phone (20$) 3,42-0091 Fax (208) 342.0092 ~ EmaO: quadrontCs~quadrant,cc Clvq EnBfneer9ng • Surveying Conshucfion Management ' Exhibit C 0 aV02i 3lIW N31 'N Zf a 0 U H 0] O 2 W _3 W ~ Z O N z W .t ~' F: O J Z O F WU N 0 W ~ U II L U Exhibit C i, 'r~i, '{,; ~;~' Exhibit D