HomeMy WebLinkAboutGardner Ahlquist Gateway MI ApplicationTRANS:NTTALS TO AGENCIES FOR COMMENTS ON
�y y x DEVELOPMENT PROJECTS WITH THE CITY OF MERIDIAN
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To insure that your comments and recommendations will be considered by
{ # the Meridian City Council please submit your
MAYOR comments and recommendations to Meridian City Hall
Tammy de r
COUNCILCITY MEMBERS
Keith it
Joseph W Borton
Charles m Rountree
David Zaremba
CITY DEPARTMENTS
CityAttorney/HR
703 Main Street
5506 (Citi Attorney)
5503
Fax 723
Fire
540 E. Franklin Road
1234 / fax 0390
Parks & Recreation
1 W. Bower Street
3579 / fax 5501
Planning
660 E. Watertower Lane
Suite 202
5533 / fax 888-6854
0. EM
Police
1401 E. Watertower Lane
888-6678 / fax 7366
Public Works
660 E. Watertower Lane
Suite 200
5500 / fax 9551
Building
660 E. Watertower Lane
Suite 150
7-2211 / fax 887-1297
Wastewater
1 N. Teri Mile
2191 / fax 884-0744
Water
2235 N.W. 8th Street
888-5242 / fax 1159
Attn: Will Berg, City Clerk, by: October 2, 2007
Transmittal Date: September 12, 2007 File No.:' Nil 07-012
Hearing Date: October 16, 2007
Request: Public Hearing _Miscellaneous application to modify .several provisions of
the recorded Development Agreement (Inst. 107099628) for the Gardner Ahlquist
development &to include both phases of Gardner Ahlquist Subdivision into one
Development Agreement for Gardner Ahlquist Gateway
By: Timberline Surveying, PLLC
Location of Property or Project: SEC of E. Franklin Road and N. Eagle Road
Steve Siddoway (no FP)
David Moe (no FP)
Wendy Newton-Huckabay (No FP)
Michael Rohm (No FP)
Tom O'Brien (No FP)
Tammy de Weerd, Mayor
Charlie Rountree, CIC
Joe Borton, CIC
Keith Bird, CIC
David Zaremba CIC
Water Department
Sewer Department
Sanitary Services(No VAR, VAC, FP)
Building Department / Rich Greene
Fire Department
Police Department
City Attorney
City Engineer
City Planner
Parks Department
Economic Dev. (CUP only)
Your Concise Remarks:
Meridian School District (No FP)
Meridian Post Offlce(FPIPP/SHP only)
Ada County Highway District
Ada County Development Services
Central District Health
Nampa Meridian lrrig. District
Settlers Irrig. District
Idaho Power Co. (FP,PP,CUP, SHP only)
Qwest (FP/PP/SHP only)
r,
Intermountain Gas (FP/PP/SHP only)
Bureau of Reclamation (FP/PP/SHP only)
Idaho Transportation Dept. (No FP)
Ada County Ass. Land Records
Downtown Projects:
Meridian Development Corp.
Historical Preservation Comm.
South of RR / SW Meridian:
NW Pipeline
New York Irrigation District
Boise -Kung Irrigation District
CITY HALL 33 EAST 1DAHo A-%/-ENUE MERIDIAN, 1DAHo 83642 ��08) �88-4433
CITY CLERK hWAX 888-4218 FINANCE& UTILITY BILLING FAX 887-4813 MAYOWSOFFICEWFAX119
Printed on recycled paper
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File No.: MI -07-012
Project Name: Gardner Ahlquist Gateway
Request: Request to modify several provisions of the recorded Development Agreement
(Inst. 107099628) for the Gardner Ahlquist development and to include both
phases of Gardner Ahlquist Subdivision into one Development Agreement, by
Timberline Surveying, PLLC.
Location: SEC of E. Franklin Road and N. Eagle Road, in the NW % of Section16, T.3N.,
R. l E.
City of Men"than
City Clerk Office
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Planning Department
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COMMISSION & COUNCIL REVIEW APPLICATION
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Type of Review Requested (check all that apply)
❑ Annexation and Zoning
❑ Comprehensive Plan Map Amendment
❑ Comprehensive Plan Text Amendment
❑ Conditional Use Permit
❑ Conditional Use Permit Modification
❑ Final Plat
❑ Final Plat Modification
❑ Planned Unit Development
❑ Preliminary Plat
❑ Rezone
❑ Time Extension (Commission or Council)
❑ UDC Text Amendment
❑ Vacation (Council)
❑ Variancp
Applicant Information
STAFF USE ONLY:
File number(s): M I - Q - o I -L
Project name: Garjor A k vis+ GQ4e.,,L .x
Date f led: % --31 r01 Date complete: '9 - 31--o l
Assigned Planner: Sm -n 46- Wa+4ers
Related files: A?---flro- cxps , A?-- -o 7 - !o
r -Q 1 -0 ! Z , FS - a-1 mss'
Hearing date: )0 -1 G- 01 ❑ Commission PfCouncil
Applicant name:A�L,Ut sr Phone: OU4
Applicant address: _ Zip: I
Applicant's interest in property: PlOwn ❑ Rent ❑ Optioned ❑ Other
Owner name: L:r
Owner address:
Phone:
Zip:
Aggnnt name (e.g., architect, engineer, developer, representative): 9!!ttaft.A. q*Lt�..
Firm name: t W49 &3ag 09 t l%,SPLL4., Phone: 4-(PS--�&IF7
Address: 7 �] i y�K Zip: 8 ?
Primary contact is: R'Applicant ❑ Owner a<go ent ❑ Other
Contact name -:00' "�Q- S _�, .�'-tLD� Phone:
E-mail: 1r1 L � W1 r` - Fax: 4(o 6�� n
Subject Property Information
Location/street address: C9
Assessor'sarcel number(s): kbt4rvu F, ?Aj2j�_,
p (s}
Township, range, section: Sm. 1 Loo Total acreage: A/ A&4�@s
Current land use: T t AV Current zoning district: 1154 �]
660 E. Watertower Lane, Suite 202 • Meridian, Idaho 83642
Phone: (208) 884-5533 ® Facsimile: (208) 888-6854 • Website: hrwf heri r git .
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rilroject Description
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Project/subdivision name: 6*4Qf4ev.
General description of proposed project/request:
ketA CAL. 0F1:::tC-j0i ,D =3
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Proposed zoning district(s): C & ....... .....
Acres of each zone proposed: A"jg��
Type of use proposed (check all that apply):
0 Residential 19#1,4ommercial 6?0"'ffice 11 Industrial 11 Other
Who will own & maintain the pressurized irrigation system in this development? rpt � � � �.. �I
Which irrigation district does this property lie within? N H I
Primary gation source: D I T -W6 14 Secondary:
Square footage of landscaped areas to be irri ated (if primary or secon I
19 qary point of connection is City water). -
Residential Project Summary (if applicable)
TMU=1
mq_�
tp =06 01iler
TIMUTM
Type of open space provided in acres (i.e., landscaping, public, common, etc):
Type of dwelling(s) proposed: 0 Single-family El Townhomes 0 Duplexes 0 Multi -family
Non-residential Project Summary (if applicable)
Number of buildine lots: Other lots:
Gross floor area proposed: 515-71 CW Existing (if applimcable): t--3 )Av
Hours of operation (days and hours): Buildin height: 11+J*'r67
9
1 MT$eM =$-*
MEAR.4
Building: Paving:
Total number of employees: 'T� b - Maximum number of employees at any one time: — 1-11--!> b
Number and ages of students/children (if applicable): bilAk.- I Seating capacity: _ NAk
Total number of parking spaces provided: Number of compact spaces provided:
Authorization
OQT
Print applicant name: Ak te, tt%_
/ J Z Jjm.�Erq
Applicant signature: NNNOW Date:
E. Watertower Lane, Suite 202 Meridian, Idaho 83642
Phone: (208) 884-5533 Facsimile: (208) 888-6854 9 Website: www.meridiancity.org
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DEVELOPMENT AGREEMENT
MODIFICATION APPLICATION
GARDNER-AHLQUIST GATEWAY SUBDIVISION
This application is for a Development Agreement modification for the proposed Gardner -
Ahlquist Gateway Subdivision Phase 1. Gardner -Ahlquist Gateway Subdivision Phase 1 and
Phase 2 will be a complete re -platting of the Montvue Park Subdivision located at the Southeast
corner of Franklin Road and Eagle Road. A
c.
Gardner Ahlquist Gateway Subdivision is being developed in two separate phases; on file with
the City of Meridian Planning and Zoning as Gardner -Ahlquist Gateway No. 1, and South,
respectively. The development proceeded in two phases due to the timing of land purchasing
agreements at the South portion of the development.
Applications for Gardner -Ahlquist Gateway No. 1 (Phase 1) Annexation, Zoning, and
Preliminary Plat were approved by the City of Meridian City Council on May 8, 2007;
Ordinance Number 07-1324 and Development Agreement Instrument Number 107099628
(recorded on July 13, 2007). Applications for Gardner -Ahlquist Gateway South (Phase 2)
Annexation, Zoning, and Preliminary Plat were approved by the City of Meridian City Council
on August 28, 2007.
1!
Gardner -Ahlquist Gateway Subdivision No. 1 was approved subject to a development
agreement. Several items included in said agreement were shown to have discrepancies, items
such as owner/developer, square footages, and number of buildings. As such, modifications of
said agreement are needed to "clean up" the agreement.
As there are two phases to the development, two separate development agreements would
normally be required. Gardner -Ahlquist is requesting that the original development agreement
modifications and any other requirements that may be specified for Phase 2 be incorporated into
one document. (NOTE: At this time, a development agreement for Gardner -Ahlquist Gateway
South has not been drafted. However, all Conditions of Approval as recommended by Staff are
either duplications from the Gardner -Ahlquist Gateway No. 1 DA or have been requested as
changes in this Narrative.)
Condensing both development agreements into one will benefit the Applicant, and the City and
Planning Staff, as this will simplify the process for Staff to regulate the allowed uses for the
entire property by having only one document to refer to.
7 Park Centre Way, Suite 3 — Nampa, ED 83651 : 208-465-5687 x: -465-569
UATS-SUBSIGardner Ahlquist Meridian Gateway\Correspon den ce\DA Modification Narrative 083107 ajh.doc
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Stated.-,
PARTIES: 1. City of Meridian
2. Meridian Medical Plaza, LLC, Owner
3. Gardner Ahlquist Development, LLC, Developer
Requested.*
PARTIES: 1. City of Meridian
2. Meridian Medical Plaza, LLC, Deve
Stated.*
THIS DEVELOPMENT AGREEMENT (this Agreement), is made and -•
into thi s day of 5 20075 by and between City of Meridian, a municipal
corporation of the State of Idaho, hereafter called CITY, Gardner Ahlquist Development, LLC,
whose address is 13901 W. Wainwright, Suite B, Boise, Idaho 83713,, hereinafter calleiii
DEVELOPER5 and Meridian Medical Plaza,, LLCI, whose address 13901 W. Wainwright, Suite
B. Boise, Idaho 83713hereinafter called OWNERS.
Requested.-, M
THIS DEVELOPMENT AGREEMENT (this Agreement), is made and entered
into this day of 1) 20075 by and between City of Meridian, a municipal
corporation of the State of Idaho, hereafter called CITY, and Meridian Medical Plaza, LLC"'
5
whose address 13901 W. Wainwright, Suite B, Boise., Idaho 83713, hereinafter called
DEVELOPER.
Stated.*
1.1 WHEREAS,, Owners are the sole owners'. in law and/or equity, of certain tract of land in
the County of Ada, State of Idaho, described in Exhibit A for each owner, which is
attached hereto and by this reference incorporated herein as if set forth in fall, herein after
referred to as the Property; and
Requested.*
1.1 WHEREAS,, Developer is the sole owners, in law and/or equity, of certain tract of land
in the County of Ada, State of Idaho, described in Exhibit A for each owner, which is
attached hereto and by this reference incorporated herein ■ if set forth in full, herein after
referred to as the Property; and
847 Park Centre Way, Suite 3 — Nampa, ED 83651 — Ph: 208-465-5687 — Fax: 208-465-5690
UATS-SUBS\Gardner Ahlquist Meridian Gateway\Coffespondence\DA Modification Narrative 083107 ajh.doc
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Stated:
1.7 WHEREAS, City Council, the 8th day of May, 2007, has approved certain Findings of
Fact and Conclusions of Law and Decision and Order, set forth in Exhibits B and C,
which are
Requested:
1.7 WHEREAS, City Council, the 8t" day of May, 2007, and the 28! day of August, 2007,
has approved certain Findings of Fact and Conclusions of Law and Decision and Order,
set forth in Exhibit B. which are attached hereto and by this reference incorporated herein
as if set forth in full, hereinafter referred to as (the Findings); and
L
Stated;
1.9 DEVELOPER and/or OWNERS deem it to be in their best interest to be able to enter
into this Agreement and acknowledges that this Agreement was entered into voluntarily
and at their urging and requests; and
Requested.-
1.9
equested:1.9 DEVELOPER deems it to be in their best interest to be able to enter into this Agreement
and acknowledges that this Agreement was entered into voluntarily and at their urging
and requests; and
Stated:
3.2 DEVELOPER: means and refers to Gardner Ahlquist Development, LLC, whose
address is 13901 W. Wainright, Suite B, Boise, Idaho, 83713, the party developing said
Property and shall include any subsequent developer(s) of the Property.
Requested:
3.2 DEVELOPER: means and refers to Meridian Medical Plaza, LLC, whose address is
13 901 W. Wainwright, Suite B, Boise, Idaho, 83713, the party developing said Property
and shall include any subsequent developer(s) of the Property.
Stated:
3.3 OWNERS: means and refers to Meridian Medical Plaza, LLC, whose address is 13901
W. Wainwright, Suite B, Boise, Idaho, 83713, the parties that own said Property and shall
include any subsequent owner(s) of the Property.
Requested:
3.3 DELETED
7 Park Centre Way, Suite Nampa, ED 83651 — Phloo 208-465-5687 208-465-5690
UATS-SUB \Gardner Ahlquist Meridian Gateway\Correspondence\DA Modification Narrative 083107 ajh.doc
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— -F_
SI7kVTY7\1'G PET.0
Stated:
3.4 PROPERTY: means and refers to that certain parcel(s) of Property located in the
County of Ada, City of Meridian as described in Exhibit A describing the parcels to be
re -zoned C -G (General Commercial District) attached hereto and by this reference
incorporated herein as if set forth at length.
Requested:
3_3 PROPERTY: means and refers to that certain parcel(s) of Property located in the
County of Ada, City of Meridian as described in Exhibit A describing the parcels to be
re -zoned C -G (General Commercial District) attached hereto and by this reference
incorporated herein as if set forth at length.
Stated;
4.1 The uses allowed pursuant to this agreement are only those uses allowed under the City's
Zoning Ordinance codified at Meridian City Code, Section 11, which are herein specified
as follows:
11 commercial lots in the proposed C -G zone on 22.30 acres, and the pertinent
provisions of the City of Meridian Comprehensive Plan are applicable to this AZ -
06 -065 application.
Requested.-
4.1
equested:4.1 The uses allowed pursuant to this agreement are only those uses allowed under the City's
Zoning Ordinance codified at Meridian City Code, Section 11, which are herein specified
as follows:
Seventeen (17) commercial lots in the proposed C -G zone on 24� acres, and the
pertinent provisions of the City of Meridian Comprehensive Plan are applicable to
these AZ -06-065 and AZ -07-010 applications.
Stated:
5.1.5 The Applicant shall be responsible to obtain a Certificate of Zoning Compliance (CZQ
permit and administrative design review approval from the Planning Department for all
new construction on the subject property.
Requested:
5.1.5 The Applicant shall be responsible to obtain a Certificate of Zoning Compliance (CZC)
permit and administrative design review approval from the Planning Department for all
new construction on the subject property. Construction plans may be submitted to the
Meridian Building Department prior to receipt of Certificates of Zoning Compliance.
However, the applicant must procure Certificates of Zoninp, Com fiance prior to receipt
of respective buildingperm its.
V47 Park Centre Way, Suite 3 — Nampa, ED 83651 — Ph: 208-465-5687 — Fax: 208-465-5690
W31111-"
pit
S14R7EYIWG KIC
Stated:
5.1.6 The site shall develop generally consistent with the submitted concept plan and shall
include between 200,,000-300,000 square feet of office space, 30,000-50,000 square feet
of retail space and a 20,000-40,000 square foot hotel. A minimum of 11 buildings shall
be required on this site. No single building shall exceed 125,000 square feet.
Requested:
5.1.6 The site shall develop generally consistent with the submitted concept plan and shall
include between 365,000-505,000 square feet of office space, 52,000-74,000 square feet
of retail space and a 140,000-200,000 square foot hotel. A minimum of thirteen (13)
buildings, nine (2) on Phase I (Gardner -Ahlquist Gateway No. 1) and four L4) on Phase
2 (�ardner-Ahlauist Gateway South), shall be required on the development. No single
building shall exceed 225, 000 square feet.
Stated:
5.1.7 All buildings on the site shall be generally consistent with the conceptual office and retail
elevations submitted with this application. All buildings shall also be subject to the city's
Administrative Design Review. The applicant shall be allowed to construct up to 100 -
foot tall buildings without alternative compliance or conditional use permit approval.
Requested:
5.1.7 All buildings on the site shall be generally consistent with the conceptual office and retail
elevations submitted with these applications. All buildings shall also be subject to the
city's Administrative Design Review. The applicant shall be allowed to construct up to
I
150 -foot tall buildings without alternative compliance or conditional use permit Appr-Ayffi
%IIIY.FX%J
or other qpprovals.
Stated:
5.1.11 Locate a minimum of two (2) buildings abutting the landscape buffer along both Eagle
and Franklin Roads as shown on the concept plan.
Requested:
5.1.11 Locate a minimum of two (2) buildinRs abutting the landscape buffer along Franklin
Roads as shown on the congppt plan. Locate a minimum of five (5) buildings abutting
the landscLape buffer along --Eagle Road, two (2) of which to be sited on Gardner -Ah
GateWay No. 1 and three (3) of which to be located on Gardner -Ahlquist Gatewqy South.
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847 Park Centre Way, Suite 3 — Nampa, ED 83651 — Ph** 20 8-465-5687208-4 65-5690
UATS-SUBS\Gardner AhIquist Meridian Gateway\Correspondence\DA Modification Narrative 083107 ajh.doc
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Stated,.,,
5.1.16 The Applicant shall be responsible for the construction of a 10' -wide multi -use pathway
(with a public use easement) and the installation of street lights and landscaping along
Eagle Road / SH 55 that is consistent with the Eagle Road Corridor Study.
N'
Requested. -
5.1.16 The Applicant shall be responsible for the construction of a 10' -wide multi -use pathway
(with a public use easement) and the installation of street lights and landscaping along
Eagle Road / SH 55 that is consistent with the Eagle Road Corridor Study. However, the
Applicant shall be allowed to construct divided sidewalks intermittently along
Road to permit landscgpe planters (i.e. five feet (5') of sidewalk then landscape planter
then five feet (5') of sidewalk),as -allowed by the Idaho Transportation Del)aAment.
1 '0
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CITY:
DEVELOPER:
c/o City Engineer
Gardner Ahlquist Development, LLC
City of Meridian
13901 W. Wainwright, Suite B
33 E. Idaho Ave.
Boise, ID 83613
Requested.*
16.
CITY*
6
DEVELOPER:
c/o City Engineer
Meridian Medical Plaza,, LLC
City of Meridian
13901 W. Wainwright, Suite B
33 E. Idaho Ave.
Boise, ID 83613
847 Park Centre Way, Suite 3 — Nampa, ED 83651 — Ph** 208-465-5687 — Faf: 208-465-5690
UATS-SUBS\Gardner Ahlquist Meridian Gateway\Correspondence\DA Modification Narrative 083107 ajh.doc
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TIMBERUT� k
SW�idt:W— 6 -PLtil C
OW' •a
Stated,*
22.
Requested.*
22.
DEVELOPER:
GARDNER AHLQUIST DEVELOPMENTLLC
OWNERS:
MERIDIAN MEDICAL PLAZA, LLC
By -O
IIIEVELOPER:
MERIDIAN MEDICAL PLAZA, LLC
t,47 Park Centre Way, Suite 3 — Nampa, ED 83651 — Ph: 208-465-5687 — Fax: 208-465-5690
UATS-SUBS\Gardner Ahlquist Meridian Gateway\Correspon den ce\DA Modification Narrative 083107 ajh.doc
Gardner -Ahlquist G Subdivision
SCALE 1 :31000
MEN"=
.00
.5mm
200 0 200 400 600
FEET
COMMITMENT OF PROPERTY POSTING
Per Unified Development Code (UDC) 11 -5A -5D, the applicant for all applications requiring a
public hearing (except for a UDC text amendment, a Comprehensive Plan text amendment
and/or vacations) shall post the subject property not less than ten (10) days prior to the hearing.
The applicant shall post a copy of the public hearing notice of the application(s) on the property
under consideration.
The applicant shall submit proof of property posting in the form of a notarized statement and a
photograph of the posting to the City no later than seven (7) days prior to the public hearing
attesting to where and when the sign(s) were posted. Unless such Certificate is received by the
required date, the hearing will be continued.
X
The sign(s) shall be removed no later than three (3) days after the end of the public hearing for
which the sign(s) had been posted.
I am aware of the above requirements and will comply with the posting requi I rements as stated in
UDC 11-5A-5.
n ent si re Date
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AM COUNTY RECORDER J. DAVID %MRRO ANGuNT QQ 47
2013E IDAHO 07R2107 02`57 F16
DEPUTY W Aft
HCORDE
1 107099628
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DEVELOPMENT AGREEMENT
PARTIES: 1. City of Meridian
2. Meridian Medical Plaza, LLC, towner
3. Gardner Ahlquist Development, LLC, C, Developer
THIS DEVELOPMENT AGREEMENT (this Agreement), is made and
entered into this _L,.O clay of , 20079 by and between City of Meridian, a
municipal corporation of the State of Idaho, hereafter called CITY, Gardner Ahlquist
Development, LLC, whose address is 13901 W. Wainright, Suite B, Boise, Idaho 8371.3,
lkt einafter Wiled DEVELOPER, and /Meridian Medical Plaza, LLC, whose address 13901
W. Wainright, Suite B, Boise, Idaho 83713, hereinafter called OWNERS.
1. RECf'TAIS:
1tEAS, Owners are the sole owners, in law and/or equity, of
certain tract of land in the County of Ada, State of Idaho, described in
Eithibit A for each owner, which is attached hereto and by this
reference incorporated herein as if suet forth in fall, herein after
referred to as tbe Property-, aid
1.2 W I r, A a, I.C. § 67--6511 A, Idaho Cade, provides that cities may,
by ordinance, require or permit as a condition of re -zoning that the
Developer and/or Owners make a written commitment concerning the
u&C or development of the subject Property; and
1.3 WHERFM., City has ekercised its statutory autlority by the
enactment of the Meridian Unifrd Development Code, which
authories development agreements upon the annexation and/or re-
zomng of land; and
1.4 WHEREAS, Developer and/or Owners has submitted an application
for annexation and re -zoning of the Property described in Mbit A,
and has requested a desipation of (C -G) General Commercial),
(Municipal Code of the City of Meridian); and
1.5 wHE AS, Developer and/or Owners made representations at the
public hearings both before the Meridian Planning& ming
Conunission and before the Meridian City Council, as to how the
DEVELOPMENT AG _ (AZ 06-065 GARDNFY/AHLQUIST)
IPA rvFs7,, 1 01R 1 77,
subject Property will be developed and what improvements will be
made; and
1.6 WHTREAS, record of the proceedings for the requested annexation
and zoning designation of the subject Property held before the
PI 9& Commission, and subsequently before the City
Council, include responses of gov9aent subdivisions providing
services within the City of Meridian planning ju�nisdictiEon, and
received further testimony and comment; and
1.7 WHEREAS, City Council, the 8h day of May, 2007, has approved
certain Findings of Fact and Conclusions of Uw and Decision and
Drdpr, set forin Exhibit B, which are attached hereto and by this
reference incorporated herein as if set forth in full, hereinafter
referred to as (tho Findings); and
1.8 WHEREAS, the Findings requirt the Developer and/or Owners to
enter into a development agreement before the City Council tabes
final action on annexation and zoning designation; and
1.9 DEVELOPER and/or OWNERS deem it to be in their best interest
to be able to enter into this Agreement and acknowledges that this
Agreement was entered into voluntarily and at theirurging and
r&quests; and
1.10 WHEREAS, City requires the Developer and/or Owmrs to enter into
a c velopment agreement for the purpose of ensuring that the
Property is developed and the subsequent use of the Property is in
accordance with the terms and conditions of this development
agreement, herein being established as a result of evidence. received
by the City in the proceedings for zoning designation from
govm=ent subdivisions providing services within the planning
jurisdiction and from affected property owners and to ensure re-
zoning designation is in accordance with the amended
Comprehensive Plan of the City of Meridian adop#ed August 6,20D2,
Resolution No. 02-382, and the Zoningaid Development Ordinances
codified in Meridian City Code 'Title 11.
NOW, THEREFORE, in consideration of the covenants and conditions set
forth herein, the parties agft as follows:
DEVEWPMMT AGMEMWr (AZ 06465 GARDNMAI"MT)
PAGE I 01P 11,
2. INCORPORATION OF RECITALS: That the above recitals are
contractual and binding; and are incorporated herein as if set forth in full.
3. DEFINITIONS: For all purposes of this Agreement the following words,
terms, and phrases herein contained in this section shall be defined and interpreted as herein
provided for, unless the clear context of the presentation of the same requires otherwise:
3.1 CITY: means and refers to the City of Meridian, a party to this
Agreement, which is a municipal Corporation and government
subdivision of the state of Idaho, organized and existing by virtue of
law of the State of Idaho, whose address is 33 East Idaho Avenue,
Meridian, Idaho 83642.
3.2 DEVELOPED: means and refers to Gardner Ahlquist Devleopment,
LLC, whose address is 13901 W. Wainright, Suite B, Boise, Idaho
83713, the party developing said Property and shall include any
subsequent developer(s) of the Property.
3.3 OWNERS: means and refers to Meridian Medical Plaza, LLC,
whose address is 13901 NV. wainright, Suite B, Boise, Idaho 83713,
the parties that own said Property and shall include any subsequent
owner(s) of the Property.
3.4 PROPERTY: means and refdrs to that certain parcel(s) of Property
located in the County of Ada, City of Meridian as described in
Exhibit A describing the parcels to be re -zoned C -G (General
Commercial District) attached hereto and by this ref&ence
incorporated herein as if set forth at length.
4. USES PERMITTED BY THIS AGREEMENT:
4.1 The uses allowed pursuant to this Agreement are only those uses
allowed under City's Zoning Ordinance codified at Meridian City
Code Section 11 which are herein specified as follows:
11 Commercial lots on 22.3 acres in the proposed C -G zone and the
penin ent provisions of the City o, f " Meridian Comprek ensive Plan
applicable to this AZ 05-063 application,
DEVELOPMENT AGREEMENT (AZ 05-065 GARDNERIAHLQUIST)
PAGE 3 OF 12
4.2 No change in the uses specified in this Agreement shall be allowed
without modification of this Agreement.
5. CONDITIONS GOVERNING DEVELOPMENT OF SUBJECT
PROPERTY:
5.1. Developer and/or owner shall develop the Property in accordance with the
following special conditions:
5.1.1 All future uses shall not involve uses, activities, processes, materials,
equipment and conditions of operation that will he detrimental to any
persons, property or thegeneral welfare by reason of excessive production of
traffic, noise, smoke, fumes, glare or odors.
5.1.2 All future development of the subject property shall comply with City of
Meridian o7rdinanoes in effect at the time of development.
5.1.3 The applicant shall be responsible for all costs associated with sewer and
water service installation.
5.1.4 The following shall be the allowed uses on this property: Permitted and
accessory uses within the C -O zone. All conditionally permitted uses in said
zone shall be subject to CUP approval.
5.1.5 The applicant shall be responsible to obtain a Certificate of Zoning
Compliance (CZC) permit and administrative design review approval from
the Planning Department for all new construction on the subject property.
5.1.6 The site shall develop generally consistent with the submitted concept plan
and shall include between 200,UD0-300,000 square feet of office space,
30,000-50,000 square feet of retail space and a 20,000-40,000 square foot
hotel. A minimum of 11 buildings shall be required on this site. No single
building shall exceed 125,000 square feet.
5.1.7 All buildings on the site shall be generally consistent with the conceptual
office and retail elevations submitted with this application. All buildings
shall also be subject to the city's Administrative Design. Review. The
applicant shall be allowed to construct up to 100 -foot tall buildings without
alternative compliance or conditional use permit approval.
5.1. g Pedestrian crossing shall be provided in the locations shown on the concept
plan and shall be differentiated form other driving surfaces by the use of
brick, colored/scored concretes, or pavers or by other means approved by the
transportation authority.
5.1.9 The applicant shall construct a round -about at the intersection of Louise
DEVELOPMENT AGREEMENT (AZ 06-065 GARDNERIAHLQUIST)
PAGE 4 OF 12
k
Drive and Montvue Park Drive to alleviate potential cut through traffic OR
provide a city -approved ,alternative- design for the internal streets.
5.1.10 the buildings shown on the concept plan directly adj acent to Eagle road
and FrYanidin road shall have architectural elements and enhancements
consistent with the submitted elevations on all facades that face Eagle Road
and
Franklin Road.
5.1.11 Locate a ' ' urn of two buildings abutting the laBjscape buffer along
both Eagle and Franklin Roads as shown on the concept plan.
5.1.12 Construct a ma Unum of one right inhight-•out access paint to Eagle Road;
coordinate the design and construction of the access point with ACD and
ITD
5, 1.1 3 The applicant shall construct a maximum of one right-in/right-out/left-in
access point to Franklin Road. The applicant shall be responsible for the
formal layout, design and construction of the raised islands)t4evices
necessary to control traffic movements for the FTanklin Road/Montvue Drive
access, as requir+cd by ACID.
5.1.14 'nx applicant shall either vacate and/or exchange all right of way for Eagle
Road that is not necessary for the road, as defined by the transportation
authority, OR enter into a ' a t with ft tramsporta#ion authority
to landscape the surplus right-of-way.
5.1.15 A continuous 35 -foot widpe laudscappe buffer shall be constructed adivent to
Eagle Road and Franklin Road.
5.1.16 IV applicant shall be responsible for the construction of a 10 -foot wide
multi use pathway (with a public use easement) and the installation of street
lights and landscaping along Eagle Road (SH 55) that this consistent with
the Eagle Road Corridor Study.
5.1.17 Prior to the issuance of a building permit, the subject property shall be
subdivi&d, as proposed.
5.1.18 The applicant shall complete all required improvements prior to obtaining a
Certificate of Occupawy for the proposed development.
6. COMP LUNCE P'ERIODICONSENT TO REZONE: This Ag=xQmt aid
the commitments contained herein shall be ,and the zoning designation reversed,
upon a default of the Developer and/or Owners or D6velopers and/or hers heirs,
successors, assips, to comply with Section 5 entitled "Conditions Governing Development
of Subject ' of this agreement within two years of the date this Agreement is
effective, and after the City has complied with the notice and hewing prmwurcs as outlined
in Idaho Code § 67-6509, or any subsequbut amendruents or recodifications thereof.
7. CONSENT To D& TION AND REVERSAL OF
DEVELOPMEW AGRE (AZ 06-065 CARDNER AIMQUIST)
P AGR 5 OF 1 ,;
ZONING DESIGNATION:
Developer and/or Owners consent upon default to the reversal of the zoning
designation of the property subject to and conditioned upon the following conditions
precedent to -wit:
7.1 That the City provide written notice of any failure to comply with this
Agreement to Developer and/or Owners and if the Developer and/or
Owners fails to cure such failure within six (6) rnonft of such mice.
S. INSPECTION: Develop:r and/or Owners shall, immediately upon
completion of any portion or dw entirety of said development of the Property as required by
this agreement or by City ordinance or policy, notify the City Enginee
r and request the City
Engineer's inspections and written approval of such completed improvements or portion
thereof in accordance with the terms and conditions of this Development Agreement and all
other ordinances of the City tb at apply to said Development.
9. DEFAULT:
9.1 In the event Developer and/or Owners, or Developer's and/or
Owners' hers, successors, assts, or subsequent owners of the
Property or any other person acqu ing an interest in the Property, fail
to faithfully comply with all of tbr, terms and conditions included in
this Agreement in connection with the property, this Agreement may
be modified or terminated by the City upon compliance with the
requirements of the Zoning Ordinance.
9.2 A waiver by City of any default by Developer and/or Owners of any
one or more of the covenants or conditions bereof shall apply solely
to the breach and breeches waived and shall not bar any other rights
or remedies of City or apply to any subsegftnt breach of any such or
other covenants and conditions. ?�}
10. REQUIREKENT REQUIREFOR BECORDA17ION: City shall record either a
memorandum of this Agreement or this Agreement, including all of the Exhibits, at
Developer's and/or Owners' cost, and submit proof of such recording to Developer and/or
Owners, prior to the third reading of the Meridian coni n m connection with the
re -zoning of the Property by the City Council. If for any reason after such recordation, the
City Council fails to adopt the ordi %once in connection with the annexation and zoning of the
DEVELOPNENT AG (Az 06-%5 GARDNMAHt QUIS'T)
PAGFF(-1F11
Property contemplated hereby, the City shall execute and record an appropriate instrun3ent of
release of this Agreement.
11. ZONING: City shall, following recordation of the duly approved Agreement,
enact a valid and bindg ordinance zoning the Property as specified herein.
12. IIS: This Agreement shall be enforceable m' any court of competent
jurisdiction by the City or Developer and/or owners, or by any successor or successors in
title or by t assigns of the parties btreto. Enforcement may be sought by an appropriate
'action at law or in equity to secure the specific performance of the covenants, agreements,
conditions, and obligations contained herein.
12.1 In the tvbnt of a maternal breach of this Agreement, the parties agree
that City and Developer and/or owners shall have thirty (30) days
after delivery of Mice of said breach to correct the same prior to the
nom breaehing party's seeking of any remedy provided for herein;
provided, however, that in the case of any such default which cannot
with diligeme be cured within such thirty (30) day period, if the
defaulting party shall commence to curie the same within such thirty
(30) day period and thereafter Shall prosecute the* of same with
diligence and continuity, then the time allowed to cure such failure
may be Mended for such period as may be necessary to complete the
curing of the same with diligence and continuity.
12.2 In the event the pmformame of any covenant to be performed
hereunder by either Developer and/or owners or City is delayed for
causes which are beyorAd, the reasonable control of tht pay
responsible for such performance, which shall include, without
limitation, accts of civil disobedience, strikes or similar causes, the
time for such performnce shall be extended by the amount of time of
such d81ay.
B. SURETY OF PERFORMANCE: The City may also squire surety bonds,
irrevocable letters of credit, cash 4mosits, certified check or negotiable bonds, as allowed
under Meridian City Code, to insure that %nstallation of the improvements, which the
Developer and/or owws agfe to provide, if required by the City.
14. CERTAWICATE of OCCUPANCY: The Developer and/or Owners agree
that no Certificates of occupancy will be issued until all impmvements are completed, unless
the City and Developer 'and/or owners have entered into an addendum agreement std
T�
DEVELOPMENT AG (AZ 064D65 CARDNWAM.QUIST)
PAGYF7nF1?7�
when the improvements will bit completed in a phased developed; and in any event, no
Certificates of Occupancy shall be issued in any phase in which the improvements have not
been installed, completed, and accepted by the City.
is. ABIDE BY ALL CITY ORDINAN M: That Developer and/or Owners
agrfe to abide by all ordinances of tht City of Meridian and the Property shall be subject to
de -annexation if the owner or his assigns, heirs, or sucvessors shall. not meet the conditions
contained in the Findings of Pact and Conclusions of Lav, this Development Agreement, and
the OrdinarWes of the City of Meridian.
16. NOTICES: Any notice desired by the parties aa&or required by this
Agreement shall be deemed delivered if and when personally delivered or three (3) days after
deposit in the United. States Mail, registered or certified mail, postage prepaid, return receipt
requested, addressed as follows:
CITY:
Q10 City Engineer
City of Meridian
33 E. Idaho Ave.
Meridian, ID 83642
rJM ERS:
Meridian Medical plaza, LLC
13901 W. wainright, Suite B
Boise, ID 83713
with copy to:
City Clerk
City of Meridian
33 E. Idaho Avenue
Meridian, ID 83642
DEVELOPER.
Gardner Ahlquist Development, LLC
139001 W. wainright, Suite B
Boise, JD 53713
16.1 A party shall have the right to change its address by delivering to the
other party a written notification thereof in accordance with the
requirements of this section.
DEVEWPMENT AGR (AZ 00-065 GARDMWAAM QLMT)
17. ATTORNEY FEFSS: Should any litigation be commenced between the
parties hereto concerning this Agreement, the prevailing party malt be entitled, in addition to
any other relief as may be granted, to court costs and reasonable attorney's fees as
4etuihiaed by a Court of competent jurisdiction. 'his provision shall be deemed to be a
separate contract between the parties and shall survive any default, termination or forfeiture
of this Ag meat.
1$. T AE IS ofESSENCE* The parties hereto acknowledge and agree
that time is strictly of the essence with respect to each and every term, condition and
Provision hareof, and that the failure to timely perform any of the obligations heireundgr shall
constitute a breach of and a default under this Agreement by the other party so failing to
perform.
19. RTNDING UPON SUCCESSORS: This Agreement shall be binding upon
and inure to the benefit of the parties' respective hews, successors, assigns and personal
representatives, including City's corporate authorities asd their successors in office. This
Agreembnt shall be binding on the Dewtoper and/or Owners of the property, each
subsequent owner and any other person acquiring an interest in the property. Nothing herein
shall in any way prevent sale or alienation of the Property, or portions thereof, except that
any sale or alienation shall be subject to the provisions hereof and any successor owner or
owners shall be both benefited and bound by tie coWitions a restrictions berein expressed.
City ams, upon written request of Developer and/or Owners, to execute appropriate and
recordable evidence of termination of this Agreement if City, in its sole and reasonable
discretion, had determined that Developer and/or Owners have fully performed its
obligations under this Agreement.
20. INVALID PROVISION, If any provision of this Agreement is held not
Ir so
valid by a count of competent jurisdiction, such provision mall be deemed to be excised from
this Agreement a the invalidity thereof shall not affect any of the other provisions
contained herein.
21. FINAL AGREEMENT: This Agreement sets forth all promises,
inducements, agreements, condition and ualerstandings between Developer and/or Owners
and City relative to the subject matter hereof, and there are no promises, agreements,
conditions or eit1wr oral or written, express or implied, between Developer
and/or Owwrs and City, other thin as are stated hftin. Except as herein otherwise
provided., no subsequent alteration, amendment, charge or aition to this Agreement shah
be blurting upon the parties hereto unless reduced to writing and signed by them or their
successors in interest or their assigns, and pursuant, with respfct to City, to a duly adopted
ordiname or resolution of City.
DEVEWPMENT AG1 MENT (AZ 06-065 GARDNMAH 031)
PACT- 0 OF Il
2 i .1 No condition governing the uses a�/ow conditions ovenmg re -zoning of the
subject Prorty heftin provided for can be modified or amended without the
approval of the City Council after the City has conducted public hearin(s) in
accordance with the notice provisions provided for a zoning designation
and/or amendment in force at the time of the propowd amendment.
22. DATE of A ; This Agreement shall be effective
on the date the Meridian City Council adopt the an ndment to the Meridian Zoning
Ordinance in connection with the annefation and zoning of the Propertyand eiecution of tc
/Mayor and City Clerk.
ACKNOWLEDGMENTS
IN WHWESS V;MRRBOF, the parties have herein executed this agreement
and made it effective as hereinabove provided.
DEVELOPED:
G NE Q T DEVELOPMENT, LLC
By:
OWNERS:
MERIDIAN MEDICAL PLAZA, LLC
,Ir
By:
CITY of MERIDIAN
Y r i
WFXRD
ti
Attest:
BEAL
ti
CLERK �� l
DEVELOPPffiNT AGREEMENT ( QUIST)
ParF. 10 OF 17.
A;
7--,la-0
7
STATE of IDAxo, )
ss
County of Ada,
On this day of , 2007, befoit me, the undersigned, a Notary
Public in and for said State,Y rsonall appeared '7-7 0 � �' i� s
known or identified to me to be the . PWJI , , of Gardner Ahlquist
Development, LLC, acknowledged to me that they executed the same on behalf of said
corporation.
IN WY'INESS WHEREOF, I have hereunto set my hand and affixed my
official seal the day and XII&OAs certificate firsvabove written.
(SEAL)
- W881151s■'
STATE OF IDAHO, )
. 5S
County of Ada, )
ice' �.�"S -
ZEle
Notary Public for Idaho
Residing at:
My Commission Expires: "i v W &-0/ v
On this L] day of 2007, before me, the undtrsi ed, a Notary
Public in and for said State, personally appeared �I - 7/-? o or �s • ; s ,
known or identified to ne to be the 40W1? g'r- of Meridian Medical
Plaza, LJC acknowledged to me that they executed the same on behalf of said corporation.
IN WrINESS wHEREOF, I have hereunto set my hand and affixed nay
official seal the •, • ` ' ' ear in this certificate fu-st above A
` *�
(SEAL),
L t C leo Public for Idaho
Q 00"40 Q •'' Residing at: i
'.ON
gb
eggs 41:05,164161b*My Commission Expires.
DEVELOPMENT AGREEMENT (AZ 06.065 GARDNER/AHI.QLT0I)
FArF. 11 OF 1 Ix
STATE OF IDAHO )
ss
County of Ada )
On this 10
th day of FUJ 2007, before me, a Notary
Public, personally appeared Tammy de weerd and -William G. Berg, Jr., know or identified
to me to be the Mayor and City Clerk, respectively, of the City of Meridian, who executed
the instrument or the person that executed the instrument of behalf of said City, and
aclmowledgdd to me that such City executed the same.
IN VaTNESS ffffiR.EOF, I have hereunto set any hand and affixed my
official seal tho day and year m this certificate first above written.
_+��.�.�
(SEAL) * '
izr
tat■
.. W14
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% 9 164�
:*
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Wo'tary Public for Idaho
Residing at:
Caldi I -
Commission expires:
DEVELOPMENT AGRFZhff r (AZ 00-065 GARDNMAI"UBT)
PA GF 19. OF 1?.
A. Legal Description
ST
.10782 7:
van
CIVILAND,S'?*1P&V LFNGINE4FflNG
EXHIBIT A
Annetion Description Rev. C
G. For Ahlquist Development
Job No. D6320 February 6, 2007
A porion of tha NW1I4 of Section f&, T3N1 R1E, B.M., AW@ County, Idafv, mfooms:
BEGINNING V found B: . - p rrpnun t marking the Northwest Cormw of maid Section 16,
sit shown on Comer Perpebmt1min Record, Inst. No. 9OW7475, AdwgCounty Records;
thibi-hc4ft hg tht North Line of said Sectien 16, South 89°20'11" Emat, 1016.45 feet, to a point on
than East Line of Wntvue Park Subdivision, extended north toAlUd bion Urrlb, as- per M plat
thaMfl in Book 17,V PW 1107-11081 Ada Cownty ply ftco a1w king a point on the
Weat Line of Touchnw, U*Q Center Subdiumkm No. 1, in Book 89, at Rep 10313-10316,
Ada County Mat Reoords, cter+ftd north to -Said S ction Dine;
t pyo aqgth# bourKladel common to l hid divisionw South 00' 11',43" Eaat, 1111.19
feet, to thasouthewd comer of Lot 1, Black 5, of sewid Wntvue Perk Subdivision;
thehal along -the South UrKof Said Ld! 1, Block 5 bnd bViorad, North MUM" We t, 207.40
, to er poird qp Marlins of E. Wntvue Drive, as shcavn an told plat of Montvue Park
Subdivision; NJ
t _W -S- ng IfiCd Centerline, Nodh W"l2' 19" Wfst, 119.58 fdbt;
thenc North 8!'30`09" Wed, 199.73 feet, to a point an the Line comr= to Lots 1 and 2, block
4 of said Plat of Montvue Park Subrdi%ftion;
tK%nc� ft%%aid common Un$, North 00"12'19" We#, 16.12 fW91
thence North 81PS0'49" West, 2e0.23 fed, to a point on the Cantedine of W. Mantvue Drive, n
shown on mid ptat of k0ntvto Perk Sukdivlaion;
thgVe j along. aaid Centldiol , Norte 001112'19" %AWJ, 122.02 f t, to a point on t*, Line common
to Lola 9� arrd 10, in Block 5 of aeid Montvue Park Subdivision, extended ewt to said Centerline;
th e; ung old L01 North °x'24" West, 179.37 jam, to @Lfount 112 inch mbar
rrar*g the comK common to Lots 6, 71 9 d 10 of BIQck 5 in +rid Nkmtvus F%rk Subdivision;
thwce along, the LI ne cou=w to sold lots 6 and 7, Biock 5, and extending westerly, North
99°30'07" Wa-01 226.03 faft to a point A the Wit Lure of sajd ctivn 16, bding, coincident
with th6 Cwtorline of S. Eagle Road;
themes alovnid Vilest line, North 00"22'14" W t, 855.49 fest to the POINT OF BEGINNING.
C
ContAnipq 971,520vquerefoo or 22.30 acres, more or less, and subject to any easerrwnls or
rE htt of v of record or ott erwise exIMUn .
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US 1 VIC L
?.%ANLQUOT DEVU0PkAh*i3t De did lD. lrr u'weyLD�s��o�i31063Z� ANNEX YevC Desc.doc
Trea$urlp V@,lley Ea&eers, Inc. Office: (208) 463-0345
1204 6TH. Sire" North Faux: (208) 46;-4391
Nampa, [deho 136$7 www.TrcaurcVaileyEngineers.com
CITY OF "*�WIDL4N
FINDINGS OF FACT, CONCLUSIONS OF
LAWAND
DECISION & ORDER
In the Metter of Anne tion aid ?oniag of 22.30 zerek from R=1 (Ada County) to C -G
(Geneml Retail and Service Commercipl) AND Prdi minory Plat Approval for I I
commereft1 loft on 19.3 acref in the promised C -G zone, for Girdner-Ablquist Subdivision,
by Ablqui�t development, LLC
Case No(*). AZ-oi.065, PP47-007
For the City Conseil Hearing Date of: April 24, 2007 (Finding, approved on May $, 200'
A. Finding of Fact
1. Hesiag Facts (see attachod Staff RVA for the hearing date of April 24, 2007
incorporated by refaeince)
2. Process Fgcta (fie attached Staff Report for the heating date of April 24, 2007
incorporated by refEronco)
3. Application and Progetty Facts (see attached Staff Report for the hearing date of April
24, 2m7 incorporated by refeMct)
4. Ruired Piings pet the Unified Development Codi (sftattached staff Report far the
hearing date of April 24, 2047 incorporated by referqtce)
B. Conclusions of Lave
1. The City of Meridian shall exarreme the powms confernd upon it by the "Local Laud Use
Pi ' Act of 1975,x' codified at Chapter 65, Title 67, Idaho Code (I.C. §67-6503).
2. The M4idian City Council takes judicial notim of its Unified Development Code
codified at Title 1 I Meridian City Code, and all con t zonimg wraps thereof. TlieCity of
Meridian bas, by ordinance, established the hnpact Area sd t1w Ammded
Compr*nsive Plan of the City of Meridian, which was o+dopted August 6, 2002,
Refblution No. 02-3 82 aid Maps.
3. The conditions shall be reviewable by the City Council pursuant to Meridian City Code §
11-5A.
CITY OF MER LU4 FINDINGS OF FACT! CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). AZ -06-065 and PP -07-007- PAGE 1 of 4
4. Due- consideration has i givea to the commont(i) received from the ov" nental
subdivisions providing services in the City of Meridian plainSjuxisdiction.
5. It is found public f ldlities and dices required by the proposed devele ant will not
. pin
nnpose expose upon the public if the attached conditions of approval are imposed.
6. That the City has granted an order of approval in accordance with this Decision, which
shall bid signed by tho Mayor and City Clerk aid then a copy served by tht Clerk upon
the applicant, the PI Departmbnt, th6- Public Works Dap t and any affected
party *vesting notice_
7. That this approval is subject to the Legal Description, Preliminary Plat, and the
Conditions of Approval all in the attacbbd Staff Report for the hearing date of April 24,
2007 incorporated by referWIce. The conditions are concluded to be reasonable and the
applicant shall meet such requirenifilts as a condition of approval of the application.
C. Decision and Order
Pursuant to th-C City Council's autbority as provided in Meridian City Cade i 11-5A and
based upon the above and foregoing Findings of Fact whick are herein adopt, it is hereby
ordered that:
1. The applicant's Preliminary Plat as avidenced by having submitted the Preliminary Plat
Submitted and prepared by Treasure Valley Ennes on January 31, 2007 is hereby
conditionally approved;
2. The site sp&ific and standard conditions of approval are as qbown in the attached Staff
art for the hearing date of April 24, 2007 incorpEoraW by referince; and,
3. The following modifications to site specific conditions and d"opment agreement
provisions were made' at the City Council hearing:
i. Approved one riSht-infra t -out access to Eagle Road (see VAR -07-0.07);
ii. Approved ox&right-in/right-cnW1dft in access to Franklin Road and required
the applicant to design and construct the traffic control devices (medians, pork
chop s, etc.) at the Fr ontvuc Park intwsection to direct traffic
movements;
iii. Allowed buildings s to bR a makimum of 100 -flet tail without any subsequent
approval;
iv. Required the applicant to landscape the arse outside of the ultimate right-of-
way for Eagle Road by either vacating the excess right-of-way, or entering
into a license agretatat with the transportation authority,
V. Required the applicant to construct a 10 -foot wider multi -use pathway, lighting
and landscaping along E c Road that is consistent with the Eag1c Road
Corridor Study.
vi. Required a round -about at the in cation of Louise Drive and Monty : Pa
Drive to alleviate potwtial cut through trade;
' CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION AE ORDER
CAGE NG(S). AZ -46-065 ad PPC607-007- PAGE 2 of 4
D. Notice of Applicable Time Limits
Notice of Twelve (12) Month Preliminary Plat Duration
Plem tW notice that approval of a pre'l0 ' plat, combined preliminary and final
plat, or short plat shall become null and void if the applicant fails to record a finalplat
within two (2) years of the atppcoval of the preliminary plat or one (1) year of the
combined preliminary and final plat or short plat. In the event that the dreyelopment of
the llminary plat is made, in successive pipses in an orderly and reasonable mamer,
and conforms substantially to the` approved preliminary plat, such segments, if
submitt6d within successive intervals of eighteen (18) months, may bo considered for
final approval without resubmission for prel'nn&ary plat approval. Upon written request
and find by tb6appheant prior to the t noon of the period in accord with 11-6B.,
7A A, the Director may authorize a single extension of tim6 to record the final prat not to
fteW bightien (18) months. Additional time extensions up to eighteen (18) months as
4 --1 - - inired and approved by tht City Council may be granted. With all extensions, the
Dirdcctor or City Council may require the prelimfilpry plat, combined preliminary and
final plat or short plat to comply with the current pmvisions of Meridiau City Cade
Title 11. If the above timetable is not met and the applicant does not receive a time
extansion, the property shall be required to go throu& tht platting procedure Win.
E. Notice of Final Action and Right to Regulatory Takings Analysis
1. The Applicant is hereby notified that pursuant to Idaho Cods 67-8003, a denial of a plat
or conditional u p mit entitles the Qwnar to request a rogulatory taking analysis.
Such request must be in writiu& lnd must be filed with the City Clerk not more0
than
twenty-eight (28) dayp after the final dedsion concwmmg the matter at issue. A request
for a relatory takings analysis will toll the time period within which a FWtition for
Judici
By action of the- City Council at its regular meeting held on the 6"'uL-0- day of
2007.
ar,pb
COUNCIL MEMBER DAVID ZAREN�BA VOTED_
COUNCII. MEMBER JOE BORTON VOTED q,�C-
COUNCIL MEMBER CHARLIE ROUNTREE VOTEDO�^
COUNCII. MEMBER KEITH BIRD VOTED__�;/�
T`
MAYOR TAIVIIVIY dt WEERD VOTED
(TIE BREAKER)
May aOF
Attest:
ti Ri
1 1
1 �
` A r
• 819 -AL
William G. Big, Jr.,(ffty �.
r
Copy seared upon Applicant, Tait P1 `Public darks Department and City
��rll�ltll��
.A,ttomcy.
B Ate/
City Clerk
Dattd, E3'0
*0"'
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). AZ4)&065 99d PP -07..047- PAGE 4 of 4
CITY OF MERIDIAN
FINDINGS OF FACT, CONCLUSIONS OF
LAW AND
DECISION & ORDER
In the Matter of the Annexation and Zoning of 6.67 acres from R-1 (Ada County) to C -G
(General Retail and Service Commercial) AND Preliminary Plat approval of 5 commercial
lots in the proposed C -G zone AND construction of a private street, for Gardner-Ahiquis-t
GatewX
y South, by Ahlquist Development, LLC
Case No(s). AZ -07-U10, PP -07-012 and PS -07-005
For the City Council Hearing Date of: August 14, 2007 (Findings on the August 28, 2007
City Council agenda)
A. Findings of Fact
1. Hearing Facts (see attached Staff Report for the hearing date of August 14, 2007
incorporated by reference)
2. Process Facts (see attached Staff Report for the hearingdate of Au(rust 14, 22007
incorporated by reference)
3. Application and Property Facts (see attached Staff Report for the hearing date of August
14, 20071ncorporated by reference)
4. Required Findings per the Unified Development E,�)de (see attached Staff Report for the
hearing date of August 14,-2007 incorporated by reference)
B. Conclusions of Lal
1. The Cjty of Meridian shall exercise the powers conferred upon it by the ".Local Land Use
Planning Act of 1,,975," codified at Chapter 65, Title 67, Idaho Code (I.C,,. §67-6503).
2. The Meridian City Council takes Judicial notice of its Unified Development Code
codified at Title I I Meridian City Qode, and all current zoning maps thereof The City of
Meridian has, by ordinancel established the Impact Area and the Amended
Comprehensive Plan of the City of Men'dian, which was adopted August `, 200?
Resolution No. 02-382 and Maps.
3. The conditions shall be reviewable by the City Council pursuant to Meridian It Code §
I I
-j A.
CITYJ�F MERIDIAN FINDINGS OF FACT, CONCLUSIONS 01: LAW AND DECISION & ORDER
CASE NO(S), AZ -07-010, PP -07-012, AND PS -07-00-5
4. Due consideration has been given to the cornment(s) received from the governmizntal
subdivisions providing services in the City of Meridian planning jurisdiction.
It is found public facilities and services i* 'red by the proposed development will nol
. qui
impose Expense upon the public if the att"'a'ched conditions of approval are imposed.
6. That the City has granted an order of approval in accordance with this Decision', which
shall be signed by the Mayor and City Clerk and then a copy served by the Clerk upon
the applicant, the ®i Department, the Public Works Department and ally affected
party requesting notice.
7. That this approval is subject to the Legal Description, Preliminary Plat, and the
Conditions of Approval all in the attached Staff Report for the hearing date of August 14,
2007 incorporated by reference. The conditions are concluded to be reasonable and the
applicant shall meet such requirements as a condition of approval of a!
C. Decision and Order
A
Pursuant to the City Council's authority as provided in Meridian City Cocle § I I -5A and
based upon the above and foragoing Findings of Fact which are herein adopted, it is hereby
oI`dered that -
it
I The applicant's Preliminary Plat as eviden:'�C'ed by having submitted the Preliminary Plat
dated April 13, 2007 is hereby conditionally awpproved;
1?k
2 The site specific and standard conditions of approval are as shown in the attached Staff
Report for the hearing date of August 147 2007 incorporated by reference.
rg��
1. Notice of Applicable Time Limits
Notice of Twelve (12) Month Preliminary Plat Duration
Please take notice that approval of a preliminary plat, combined preliminary and final
plat, or short plat shall become null and void if the applicant fails to record a final plat
within two (2) years of the approval of the preliminary plat or one (1) year of the
combined preliminary and final plat or short plat. In the event that the development of
the preliminary plat is made in successive phases in an orderly and reasonable manner,
and confon-ns substantially to the approved preliminary plat, such segments, if
submitted within successive intervals of eighteen (18) months, may be considered for
final approval without resubmission for preliminary plat approval. Upon written request
and filed by the applicant prior to the ten-nination of the period in accord with I 1 -6B -
TA, the Director may authorize a single extension of time to record the final plat not to
exceed eighteen (18) months. Additional tirne extensions up to e I ghteen (18) months as
teten-nined and approved by the Qlty Council may be granted. With all extensions, the
Director or City Council may require the prelg'ninary plat, combined preliminary and
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION &ORDER
CASE NO(S). AZ -07-010, PP -07-01.2, AND PS -07-005 0
final plat or short plat to comply with the current provisions of Meridian City Code
Title 11. If the above timetable is not met and the applicant does not receive a time
11 extension', the property shall be required to go through the platting procedure agaill.
E. Notice of Final Action and Right tcWegulatory Takings Analysis
1. The Applicant is hereby notified that pursuant to Idaho Code 67-8003, a denial of a plat
or conditional use pen -nit entitles the Owner to request a regulatory taking analysis.
Such request must be in writin& and must be filed with the City Clerk not more than
twenty-eight (28) days after the final decision conceming the matter at issue. A request
for a reg-ulatory takings analysis will to4.. the time period within which a Petition for
Judicial Review may be filed.
? Please take noti"ce that this is a final action of the goveming body of the City of
Meridian, pursuant to Idaho Code § 67-6521 an affected person being a person who has
an iin real property which may be adversely affected by the issuance or denial of
the conditional use permit approval may within twenty-eight (28) days after the date of
this decision and order seek a judicial review as provided by Chapter 5Z, Title 67, Idaho
Code.
F.
'
Attached: Staff Re�brt for the hearing date of August 14, 2?Q07.
I
CITY OF MERIDIAN FINDINGS OF FACT. LUSIONS OF LAW AND DECISION & ORDER
CASE NO(S),,.AZ-07-010. PP -07-012, AND PS --07-005
P
.41
By action of the City Qpuncil at its regular i-neeting held on the day of
1, ')007.
COUNCIL MEMBER DAVID ZAREMBA VOTED
COUNCIL MEMBER J05 BORTON VOTED
COUNQJL MEMBER CHARLIE ROUNTREE VOTED
COUNCIL MEMBER KEITH BIRD VOTEDT
TIE BREAKER
MAYOR TAMMY de WEERD VOTED
MA -1 R
WEERD
ATTEST:
1)
� y �� 1"7 �F � I r
kkY L ER
WILLIAM G. BERG, JR.,,
Copy served upon-. W -F Applicant
wlanning Department
bvblic Works Department
City Attorney
By:
Dated -
W'���erk`s Offiou.
I I
V.
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). A-07-0)0, PP-07-01_�. AND PS -0_17-005
71V
Z��
Mi
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING OATE OF AUGUST 14,2007
rM* 5
Hearing Date: 8/14/2007
Ma I
I%..
® Mayor & Coty Council
C�
"Alit-
FROM- Amanda Hess, Associate City Planner
884-5533
SUBJECT: Gardiier-Alilquist Gateway South
0 AZ -07-01 0
Annexation and Zoning of 6.67 acres from R-1 (Ada Countv) to C -G
(General Retail and Service Commercial), by Ahiquist Development, LLC
PP -07-012
Preliminary plat approval of 5 commercial lots on 6.67 acres in the proposed
C -G zone
PS -07-005
.itZ Application for I private street within the proposed Gardner-Ah1quist
Gateway South development
I. SUMMARY DESCRIPTION OF APPLICANTS REQUES"ll"
The Applicant, Alilquist Development, LLC, has applied for Annexation and Zoning of 6.67 acres frorn
R1 (Ada County) to C. -G (General Retail and Service qpn-u-nwrcial) and Prell rnInary Plat approval of 5
coinmercial lots and I private street lot in the proposed C -G' zone. The Applicant intends to develop a
large office and retail center on this site that would include several office buildings and sorne smaller -
scale con-unercial structures.
The subject property is located near the southeast comer of Franklin Road and Eagle Road SH 55 in
Section 161) Township 3 North, Range I East. This site is composed of multiple lots within the existing
J-I
Montvue Park Subdivision (Ada County). The site contains various existing homes and associated
outbuildings that will be removed 0 relocated at the time of development. This property is located within
the G- ity of Meridian's Area of Impact and Urban Service Plarming Area.
2. SUMMARY RECPMMENDATION
Generajly, the Planning Director is the final decision maker on Private Street applicatlons.
However, because the CitY Council is the final decision making body on the Annexation and
Preliminary Plat applications, all of the subject applications are being combinedLinto one staff
report. The Commission must make a formal recommendation to the Council on the Annexation
and Zoning and Preliminary Plat applications, as those are public
o hearing Items. The Commission
should alsreview and make recommendations regarding the private street application, if
necessary, as that application is key to the current layou"t of the proposed development.
Ii
The subject applications (AZ -07-010.,, PP -07-012, & PS -07-005) were submitted to the Planninc,
Department for concurrent review. Staff has provided a detailed analysis and recommended conditions
of approval for the requested Annexation and Zoning, Preliminary Plat, and Private Street applications.
Staff is recommending approval of the proposed Gardner -Ahlquist Gateway South Subdivision
cubject to the conditions listed in Exhibit B of the Staff Report.
Gardner-Atib quistGateway Soudj,� AZ -07-0 10, PP -07-012. & PS -07-005
V.0Y aQMCILEUbfic Hear,
�1onLAJa"ist_SPrQP..V1V U
iv.4ne m—.y_
V. S-taff pres.
11 Ll 4iAjt
P_Q4_4�_AAPj_
V1.
,
W
b. b_Y Coun
i.
111
44-gp�_Iiaat asked the CoWicil.f
6
lijIL-ity r
g,cgard:tj III I
2 Lg e. 0.' athwa _d
locatL""
........... . Council was ith the 5 lus 5 concqpt
ca= a
--to StaffiC,01n
nussion ReoLumen tian
3. PROPOSED MOTIONS
Approval
After consIdering all Staff, Applicant, and public testimony, I move to approve File Numbers AZ -07-
010 and PP -07-012 (PS -07-005 optionalL as presented in the staff report for the hearim) date of'
August 14, 2007.with the following modificat ions: (add any proposed modifications)
L_
Denial
After considering all Staff, Applicant, and public testimony, f move to deny File Numbers AZ -07-0 10
and PP -07-012 (PS -07-005 optional�,as presented during the hearing oil August 14, 2007, for the
following reasons- (state specific reasons for denial of the annexation and X or preliminary plat
Gardner-Ahiquist Gateway South -- AZ -07-0 10, PP -07-012, & PS-07-Jo_i
C IT?- OF M ER I DI AN PLAN N I NG D EPARTM ENT STAFF RE PORT F OR THE H EA R1 DATE OF AUG L. T 20 7
S 14
T9
The Meridian Plannina. and Zonilm Commission heard this item on July 0 7. At t blic
hearing, the Commission voted to recommend approval.
a. of Commission Public Hear'
'Summary
i. In favor: Pamela Hall (,Applicant's Representative) & Bryan Foote (Applicant's Engineer)
�-ii. In opposition: None
Ili. Qomnientim�: None
Written testimonK. None
V. St ff presentin application: Amanda Hess
W
vi. Other Staff'commenting on applicatio.6-7: None
b. Key Issues of Discussign b y Comm'ssion:
J I That the Council had approved a right -in. / ridt-out left -in with Gardner -Al t
-dquis
Subdivision (Phase I),- on Frain Road, not in kee ing with the Commission's
recommendation for a right -in / right -out only,
That Thp. Applicant will be submitting for a development agreerneni modification to
ultimatel is for Gardner-Ahl quist
GatewU and Gardner-Ahlciuist GateW.a th into one DA document;
Iii. The existing and-promsed landscapingalonp, St. Luke's Stre
iv. That Staff did obtain from the Applicant, a recorded apreenient which allows the Gardner-
Ah1quisf properties access to and thr5:mYh the private property located at the southeast
comer of the Montyue Park Subdivision�Lot 2, B -lock 5).
C. ljev Commission Chanaes to Staff Recommendation-.
i. None
d. Outstanding Issue(s) for Cky Council: IA
j. None
Cou 1
1he Merid'gla City nc*i.he&rd these itcws 0 sill 007. 1he Council
At the nu.bliC,
anproveCL the subjer.1 AZ. IT and -PS reQugst
V.0Y aQMCILEUbfic Hear,
�1onLAJa"ist_SPrQP..V1V U
iv.4ne m—.y_
V. S-taff pres.
11 Ll 4iAjt
P_Q4_4�_AAPj_
V1.
,
W
b. b_Y Coun
i.
111
44-gp�_Iiaat asked the CoWicil.f
6
lijIL-ity r
g,cgard:tj III I
2 Lg e. 0.' athwa _d
locatL""
........... . Council was ith the 5 lus 5 concqpt
ca= a
--to StaffiC,01n
nussion ReoLumen tian
3. PROPOSED MOTIONS
Approval
After consIdering all Staff, Applicant, and public testimony, I move to approve File Numbers AZ -07-
010 and PP -07-012 (PS -07-005 optionalL as presented in the staff report for the hearim) date of'
August 14, 2007.with the following modificat ions: (add any proposed modifications)
L_
Denial
After considering all Staff, Applicant, and public testimony, f move to deny File Numbers AZ -07-0 10
and PP -07-012 (PS -07-005 optional�,as presented during the hearing oil August 14, 2007, for the
following reasons- (state specific reasons for denial of the annexation and X or preliminary plat
Gardner-Ahiquist Gateway South -- AZ -07-0 10, PP -07-012, & PS-07-Jo_i
. .............. . . . . . ..
7-C ITY OF MERIDIAf4 PLANNING DEPARTM&41T STAFF REPORT FOR THE HEARING DATE OF AUGUST 14, 2007
it
■
request)
Continuance
After considering all Staff, Applicant,, and l6ublic testiniony, I inove (o continue File Number AZ -07-
010 and PP -07-012 to the hearing date of (inseil confinued. hearlill-I date here) flor the followiniz
reason(s).- (state specific reason(s) fora continuance)
4. APPLICATION AND PROPERTY FACTS
a. Site Address / Location•
-
South /southeast of the Franklin Road and Eagle Road intersection
Section 16, T3N, R I E
b. Owner / Applicant:
Alilquist Development, LLC
13901 N. Wainwright, Suite B
Boise, ID 83713
c. Representative: Pai-nela Hall, Timberline Surveying, PLLC
d. Present Zoninty- RI (Ada County)
e. Present (;.oniprehenslve Plan Designation: Con-unercial
f. Applicant's StatementA.fustification.
L� Yl+
The applicant is proposing a mixed use development targeting high-end users. The proposed
uses include shopping, restaurant services, general office, and medical off -ice.
■
5. PROCESS FACTS
a. The subject application will in fact, constitute an annexation as detennined by City Ordinance.
By reason of the provisions of the Meridian City Code Title I I (�hapter 5, a public hearing, is
■required before the C�ty Council on this matter.
b. The subJect application will, in fact. constitute a preliminary plat as deternilned by City
Ordinance. By reason of the provisions ofUD(.7 11 -5, a public hearing is required before the City
Council on this matter.
c. Newspaper notifications published on -
June 18, 20073 and July 2, 2007 (Planoilinla & Zoning Cojnrnission�
JUIV 23-12007. and Auvust 6, 2007 (City Counci�jl
d. Radius notices mailed to properties within 300 feet on -
June 12, 2007 (Planning & Zoning Commission)
July 20,02007 (City Councii)
e. Applicant posted notice on site by:
June 25, 2007 (Plannina- & Zoning Commission)
August 4, 2007 (City C
6. LAND USE
a. Existing, Land Use(s): Slng)e. family rural residential
i L-
AMOK
CM
Gai-dner-A)i)quistGatei��4ySoutli-m- Z-07�F)10,PP-07-012,&�PS-07-()()5 PACE .3
-hi
$Mf
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CITY OFVERIDIAN PLANNING DEPARTMENT STAFF RF,,PORT FOR THE HEARING DATE OF AUGUST 14,2007
N
b. Description of Character of Surrounding Area: This site is surrounded by various uses and
zoning designations. Of note, are the St. Luke's Regional Medical Center to the south and the RC
Willey complex to the north. This area is rapidly transitioning into one of the city's largest and
most visible business and retail areas.
c. Adjacent Land Use and Zoning
1. North: Gardner -Ahlquist Gateway. Phase 1, zoned C -G
2. Easc Touchniark Living Center, zoned L-0
3. South: St. Luke"s Regional Medical ez-;,einter, zoned L-0
4West: Eagle Road, officesand how -0 and R2 (Ada County)
n .,, zoned L
d. History of Previous Actions -
In March of 2007, the Plarining & Zoning Commission heard a request for annexation for 22.3
acres and preliminary plat for I I commercial lots for the Gardner -Ahlquist Gateway Subdivision.
This property is located just north of the Subject site. Originally, the applications included both
C he 22.3 -acre and the 6.7 -acre portion (the subject application) as one development. For various
reasons-. the Applicant chose to divide the annpxation area into two parls. The subject application
Ilk
will complete the Gardner-Alliquist Gateway d;velopment.
The Gardner-Ah1quist Gateway Subdivision was granted approval subject to a development
agreement. Several items "Included in said agreement included the allowed number and square
footages of buildings and uses for the entire site (both phases). As there are two soparate phases
of developnlent', two -separate development agreements would non-nally be required- one
Z" I
exclusive to the first phase, Gardner -Ahlquist Gateway Subdivision, with annexation and platting
of that site, and one for this phase, Gardner-Alilquist Gateway South.
The Con-m-iission should note that the Applicant is in the process of submitting a developinent
agreement modification application to 44.cleaii up" the DA for the Gardner-,AJilquist Gateway
Subdivision to outline the usesJ square-footages exclusive to that phase, and also to incorporate
any development agreement requirements included with the Gardner -Ahlquist Gateway South
approval, the subject application. Condensing both development agreements into one will benefit
the City and Planning Staff, as this will be easier to for Staff to reLrulate the allowed uses for the
Fy
entire propeny by having only one document to refer toif.
e. Existing Goonstraints anci t_)ppor1L11l•1t1eS
I Public Works
Location of sewer.- This properly is proposing sewer from mains in Franklin Road.
Location of water: There areCUITently water mains in Franklin and E. Louise Drive,
Issues or concerns: None.
2. Vegetation, There are some existing trees on the site that should be protected or
mitigated for,
3. Floodplain: N/A
4. Canals / Ditches / Irrigation: The Snyder L%teral courses through the subject site in ail
east/west direction.
5. Hazards: If J`k
6. Proposed Zoning: C -G
f
Gardner-Ah1quist Gatc%�,�))'Outl'�
S--��Z-()-7-() I 0� PP -07-012, & PS -07-005
ary OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FORTHE HEARING DATE OF AUGUST 14,2007
7. Size of Property-. 6.67 acres
Landscaping:
Width of street buffer(s): Pei- the Future Land Use Map, Eagle Road is designated as a
".Entryway Corridor" adjacent to this site. As such, the UDC (Table 11-2B-3) requires
35 -foot wide street buffer adjacent: to said roadway. The landscape plan (Sheet Ll
proposes a 35 -foot wide buffer along Eagle Road. 1,andscape buffers along streets shoul
be either placed in a separate common lot or a landscape easement outside of the ultimati-
right of way line, 0 1
Percentage of site as open space, The UDC does not require open space or site amenities
for commercial developments.
3. Other landscaping standards: Landscaping within the proposed parking lot areas should
be constructed in compliance with UDC I I -3B-8
g. Proposed and Required Non -Residential Parking: One off-street parking space is required for
every 500 square feet of gross floor
® Also, one Type A and one Type B parking space
required for the loading areas (per UDC 11-3C-8). No buildings are proposed with the subject
application. Staff will monitor the square footage of each building as it is submitted for CZC
approval to ensure that adequate parking is provided.
Few
h. Suinniary of Proposed Streets and/or Access: With the approval for
the X.3 -acre Gardner-
Ahlqulst Gateway Subdivision, the Applicant was approved for a nuit-ineright-out access to
Eagle Road and a right- i nJi-ight-out/I eft -in access to Franklin Road. Primary access to this
development will be through the Gardner -Ahlquist Gateway Subdivision via said accesses.
Alternate access will also be available to the subject property via a private driveway at the south
property line which connecis to an existing street, St. Luke's Street, These access points and other
access issues are further discussed in Section 10 of this report. ACHD is supportive of the
proposal as long as all Site Specific and General Requirements are met (See Exhibit B-5).
On June 1, 2007, Planning Staff held an agency con-unents meeting, The agencies and departments
present included: Mean Fire Department, Meridian Police Department, Meridian Public Works
Department, and the Sanitary Services Company. Staff has included all comments and recommended
!2 1
,ctions as Czriditions of Approval in the attached Exhibit B.
r1q � U5111 1 6
The subject property is designated on the Con-iprehensive Plan Future Land Use Map as Con-miercial.'
The Goniprehensive Plan defines the Con-unercial district as provlding��5'a full range of commercial and
`r V
retail to serve area residents and
® Uses may include retail, wholesale, service and office uses,
inufti-family residential, as well as appropriate public uses such as government offices. Within this land
Z�
use category, specific zones n-iay be created to focus coiTu-nercial activities unique to their locations.
These zones may include neighborhood commercial uses focusing on specialized service for residential
arcas adjacent to that zone." The Applicant is requestincr to rezone
Ll this property to C -G, which is
consistent with the comprehensive plan designation for this area.
Staff finds the following Comprehensive Plan policies to be applicable to this property and apply to the
proposed development (staff analysis below policy in iialic.y).-
Chapter V11, Goal 1119 Objective A, Action I -�� ReqtPire that development projects have planned
for the provision of all public services
Hqien the Ci established its Area of0w Iny)acf, it planned to pl-ovide Ci1V sel-vicc-_)s 10 the
Stlhject property. The Cltv of'Meridia17'plans lo provicle niunicil-?al sem)ices to th'e land.,� proposed
Gardner-Ahiquist Gateway South - AZ -07-01 0, PP -07-012, & PS -07-005
I
CITY OF,�MERIDIAN PLANNING DEPAR,rmF.N,,r STAFF REPORT FOR THE HEARING DATE OF AUGQ'.ST 14.2007
rfi� be an n exed in thq
,,ffilloiving inanner:
The sii�jeci lana's current1v lie ivithin the Jurisdiction of the Meridian Ritral Fire
Departinent. Deparoneni, who currentli; shares resourc-e and personnel ivith the
Meridian Rural Fire Deparlinern.
7 7"he sul?iecl lands currenl1v lie T'4111ili 111c.Pirisdie-tion ofthe Ada CotinivSher�ff's Qyice.
■
Once annexed, the /ands 11!ill heserviced �y the Meridian Police Departinent (AIIPD).
W The roadways aqiacent to the subject lands are citr)-ant1v owned and inaintained bv the
Ada C01177ty HighwaY District (ACHD�)' and the Idaho Dc_-partnient of Transport-ation
rfTD). Thisse)-vice -�ilill not change.
'All The std?ject lands are current1l; serviced bv the Meridi�m School District #2. This service
�iWl not change.
The sablRet lands are carrentli; set-viced
p the Meridian Librat-v District. This service
M10 not change and the Allel-iciian LoraiT.
District .-Motild siff
kr no revenue loss (is a
9 Chapter VII, Goal 1, Objective Plan for a variety of corriniercial and retail opportunities
within the Impact Area.
Stqf
.1finds that the site is, designated "Con7inercial on the Coinprehensive Plan Future Land Use
Map. Stqff believes that oier thne, a VarielY of'office and coinniercial opportunities ioi/lq�w
pi- mwided on th-Is site,
e Chapter VII, Goal 1, Objective D �� Encourage appropriate land Uses along transportation
corridors
Sfqffbelieves that the In-ol)osed dei-elolmient is UpI)POpriate U10)7g lhc-- W�10inlng transportation
Cori-it'lor (Eagle Road /SH 55elndftanklin Road). This developinent prop�J,t will be higlill) Visible
and help to dc�)fine the entrance to the c-itv Access the SH 55 Is discussed"
in greater de eloii%
0 Chapter VII, Goal 111, Objective A, Action I — Ensure the ease of mobility of people and proods
by implementing access control measures on major transportation corridors
Will, the qpproialfior the 22.3-acra Gardner -Ahlquist Galewcty Subdivision, the Applicanh vizrs
approved.1br a right -in / righl-oul access to Eagle Road and a right-inlri ht-otallefi-in access to
Franklin Road. Staffbelieves that cis lonu cis no ne1j..dri 11,e V. 9
V to Eagle Road are proposed,
access to this st'ie coq/brins to the UD41 and slaffbeliei)es the poientialjhr Ira c probleitv onto
the albreinentioned roads is ininiinized.
YJ
0 Chapter VII, Goal IV, Objective D, Action 5: Require appropriate landscape and�obuffers along
transportation corridor (setback, vegetation, low walls, berna*-,etc.)
Bv Oi-dinance, a Ininitnuni 35-
fibot wide landseape buf I a// enityll'.(ly coi-i-idors is
kr ala ?g
re,quired. The Applicant is proposing to consl)-uc-1 35 -'along the adjaew
,lbol f0de sc
treet bqf
ai-ierial streets (��agle Road and Franklin RoacfJ,-
9. ZONING ORDINANCE
a, Allowed Uses in Con-u-nercial Districts- UDC 'Fable 11-213-1 lists the pen-nitted, accessory, and
conditional uses in the �_'-G zoning district•. Retail stores, offices uses. and service -based
industries are either principally or conditionally peririitted uses within the C -G zone.
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
accon-u-nodated in the district& the scale and niix of allowed conu-nercial uses, and the location of
the district in proximity to st "
reets and highways.
Gard n er- Ah I q u K I Ga teway Sou AZ -0 7-0 10, PP -07-012,7-005 PAGE 6
OWN -
�.Wh
41
III
rrmi
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THfiHFwARING DATE OF AUGUST 14.2007
a. Analysis of Facts Leading to Staff Recommendation
ANNEXATION AND ZONING
P'.1
The annexation legal description submitted with the application (prepared on April 13, 2007, by
Robert G. Hinckley, PLS) shows the property a(tiacent to the existing corporate boundary of the
City of Meridian. I
Concept Plan ': The Applicant submitted a conceptual site plan which depicts the entire Gardner -
Ahlquist Cyateway development. The concept plan proposes between 492,000 �!W674,000 square
feet of combined office and retail space for the site. Approximately 327,000:a�,--,-46600 square feet
of said space to be located oil the Phase I property, and 165,000 5ii.-C 208,000 square feet oil
Gardner -Ahlquist Gateway South, or Phase 1+,.
The majority of the property will be geared towards office uses. Staff is support2ve,9f the focus
oil office space over retail at this location. The proximity to St. Lukeqs Regional Medical Center
makes this an 6al area for Zcal office buildings and other professional users. Staff is also
support 1 ve""of the retail element of the proposal which will help to support the high daytime
population that will be present with the amount of office space proposed.
Also included in the concept plan is a redesigned public street network in on the subject propeny
which was approved with the Gardner -Ahlquist Gateway Subdivision (Phase 1). This proposed
street network eliminates much of the existing loop road. Montvue Drive, and creates a more
direct east -west and north -south c 1rculation pattern through the site. Further discussion of these
access issues can be found in the Preliminary Plat analysis section below.
Design.- This site is:located in a very visible section of the City and has the potential to become
one of the City's most recognizable features. The importance of this location makes quality
design essential. F,,levations specific to this 6.67 -acre "'phase," Gardner -Ahlquist Gateway South,
were not submitted with the subject application. However, the Applicant subiy6tted conceptual
el-evations for both office and retail uses within the 2'2.3 -acre Gardner -Ahlquist Gateway
Subdivision. Staff reviewed these conceptual elevations and believed they are high quality
buildings. The Council also reviewed and subsequently approved these elevations for that
Subdivision. Therefore, Staff reca r
ommend.v that all building.5 constructed on the Gardner-
Ah1quist Gateway South Subdivi• sion atvo be tied to the elevations approved for the Gardner-
Ah1quist Gateway Subdivisloll.
To ensure a minimum design standard, and as required for development along entryway
corridors, all buildings within the Gardner -Ahlquist Gateway Subdivision (Phase 1) were deemed
subject to administrative design review, as defined in UDC 11-3A-19. Staff believes said
requirement should also be extended to Gardner-Ahiquist Gateway South, and has made this
requirement a stipulation of the associated development agreement. Staff also believes a
inium of 3 buildings, as depicted on the submitted site plan, should be required on this 6.67 -
acre site to ensure that a variety office and retail space is proviti
ded.
Certificate of Zoning Compliance- The purpose of a Certificate of Zoning (CZC)
pe
t is to ensure that all construction, alterations and / or the establishment of a new use
complies with all of the provisions of the UDG, before any work on the structure is started andJ"or
the use is established (UDC I I -5B- I A). To ensure that all of the provisions in the Development
Agreement (see below) are complied with, Staff will require that the Applicant obtain CZC
approval from the Planning Deparlinent prior to site development, where all site and landscaping
improvements must be installed prior to occu ancy.
ti
I
Gardner-Ahlquisi Gale4ip'y South — AZ -07-0)0, PP -07-012, & PS -07-005
PAGE 7
h:-Z2±60
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE Hl;,A,
,,,RING DATE OF AUGUST 14.2007
Development Agreement: UDC I I -5B-3D2 provides the City Council the authority to require a
-property owner to enter into a Development Agreement with the City of Meridian that may
require some written commitment for all future uses. Due to the proposed uses and the
visibility of this site, Staff believes that a Development Agreement is necessary to ensure
that this property is developed in a fashion that i's consistent with the Comprehensive Plan
and does not negatively impact nearby properties. If the Corrunission or Council feels
additional development agreement requirements are necessary, Staff recommends a clear outline
" d
of the conu-nitments of the developer being require
A Development Agreement (DA) will be required as part of annexing this property. Prior to
annexation ordinance approval, a DA shall be entered into between the City of Meridian, the
prVii' rty owner(s) at the time of rezoning ordinance adoption, and the developer. The Applicant
shall contact the City Attorney, Bill Nary, at 888-4433 to initiate this process. The DA shall
include, at minimum, the following: X.
• All future uses shall not involve uses, activities., processes, materials, equipment and
conditions of operation that will be detrimental to any persons, property or the general
welfare by reason of excessive production of traffic, noise, smoke, furnts, glare or odors.
• All future development of the subject property shall comply with City of Meridian
ordinances in effect at the firne of development.
• The Applicant shall be responsible for all costs associated with sewer and water service
installation.
• The following shall be the allowed uses on this property: Permitted and Accessory uses
within the C -G zone. All Conditionally Pennitted uses in said zone shall be subject to
CUP approval.
• The Applicant shall be responsible to obtain a Gertificate of Zoning Gompliance
pen -nit and administrative design review approval from the Planning Department for all
new construction on the subject property.
• The site shall develop generally consistent with the submitted concept plan and shall
include between 165,000 L2P.s 208,000 square feet of combined office and retail space
(between 492,000 — 674,000 square feet total, including the noi-th phase). A minimum of
3 buildings shall be required on this site (I I total, including the norlh phase). No single
building within the Gardner-Alilquist Gateway South Subdivision shall exceed 100,ti
000
square feet.
• All buildings on the site shall be generally consistent with the conceptual office and retail
elevations submitted with the Garst Gateway Subdivision. All buildings shall
also be subject to the City's Administrative E*sign Review.
• Any buildings located adjacent to Eagle Road shall have architectural elements and
enhancements consistent with the submitted elevations on all facades that face Eagle
Road.
• Locate a minimum of two buildings (5 buildings total including the north phase) abutting
the landscape buffer along Eagle Road.
is No direct access to Gardner-Alilquist Gateway South shall be allowed from Eagle Road'
SH 55.
• The Applicant shall obtain a recorded agreement which allows the Gardner-
Ahlqul*st properties access to and through the private property located at the
southeast corner of the Montvue Park Subdivision (Lot 2, Block 5). Said document
must also reciprocate access to said property to and through the Gard ner-Ahlquist
1-01
Gateway Subdivisions.
• A continuous 35 -foot wide landscape buffer shall be constructed adja&nt to Eaerle Road.
7- • The Applicant shall be responsible for the construction of a 10wide multi -use pathway
Gardner- Ali Iquist Gatmay South -- AZ -07-0 1 0't?P-07-012, & PS -07-005 PAGE�
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF A@GUST 14,2007
(with a public use easement and the installation of street
glihts and landscaping along
I=) C:1
Eagle Road / SH 55 that is consistent with the Eagle Road Corridor Study.
4 --
Prior to the issuance of any building pern-lit, the subject property shall be subdivided, as
proposed on the submitted Preliminary Plat.
The Applicant shall complete all required site improvements prior" to obtainint
Certificates of Occupancy for the proposed development.
PRELIMINARY PLAT
Staff believes that the proposed preliminary plat, prepared by Treasure Valley Engineers and
dated April 13, 2007, will substantially cornply with the Unified Development Qode if all
Conditions of Approval are complied with, as listed in Exhibit B.
.,I
an
Access: As mentioned above, no new access points are proposed to this phase toj
0 _ frorn Eagle
Road. The primary entrances into this site will be from the north, via streets and drive aisles
constructed with Gardner -Ahlquist Gateway Subdivision (Phase 1). ACHD -Staff is generally
supportive of these accesses, as proposed. r_
The Applicant is also proposing�to tie into all exisAng driveway access via a private street which
is to be located at the southeast corner of the property. The driveway access, located on prNate
property (Lot 2, Block 5, Montvue Park Subdivision) and not considered a street, comiects with
the existing St. Luke's Street for the St. Luke"s Regional Medical Center. St. Luke's Street is a
private street, owned and maintained by the hospital,-, as such, St. Luk0s controls access to this
street. Thus, the Applicant must receive an access ingress / egress easement from the hospital to
utilize St. Lukw-'s Street. A document', in fact, has been recorded which allows the Montvue Park
propel -ties to utilize St. Luke's Street.
However, the Applicant must also be provided unrestricted access over the private property
located at the southeast corner of the Montvue Park Subdivision (Lot 2. Block 5) in order to
gain access to St. Luke's Street. Therefore, as Staff is unaware of a recorded document with
egress easement mpst be obtained by the Gardner -Ahlquist Gateway
allows such, an ing-ress 1.
development and, subsequently, recorded with the County Recorder. Said document must also
reciprocate access to said private property to and through the Gardner-Ahiquist Gateway
developments.
Prior to signature of the final plat, the Applicant should also provide documentation of a binding
contract that establishes who is responsible for the repair and maintenance of the private street
located on Gardner -Ahlquist Gateway South (UDC 11-3F-3134). The private street lot shall be
depicted on the face of the final plat (UDC 11 -3F -3W). Design and construction of the private
street shall comply with UDC I I -3F4. 'The Applicant should also note that gates are prohibited on
private streets (UDQ I I -3F-4A4). No on -street parking should be allowed on the proposed private
street, The private street should be signed as "No Parking" as per the Meridian Fire Department's
conu-nents. Please see Exhibit D for the required findings for a private street.
Public Street Realignment / Vacation: As part of the approval for the 22.3 -acre Gardner -
Ahlquist Gateway Subdivision, the Applicant was required to vacate the existing Montvue Park
Subdivision public street system and create the street system that was proposed on the
prelim.inary plat for with the Gardner -Ahlquist Gateway Subdivision. The Applicam completed
the vacation process with the City in Apriil of this year. ACHD is supportive of the proposal as
long as all Site Specific and General Requirements are met. (See Exhibit B-5)
Landscaping: Staff is supportive of the proposed landscape plan prepared by Edwards
Landscape Architecture, labeled Sheet L 1, dated 5/16/2007, tied.
Gardner-&hlquist Gateway South — AZ -07-01 0, PP -07-011 & PS -07-005 PAGE 9
A
CITY OF
,
MERIDIAPLAVNING DEPARTMENT STAFF REPORT �OR THE HEARING DATE OF AUGUST 14
P,2007
1-b
Ditches, Laterals, and Canals: The Snyder - Lateral traverses through this property. Per UDC
11-3A-6, 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.
Pressure Irrigation: The City of Meridian requires that pressurized irrigation systems be
supplied by a year-round source of water (UDC I I -3A- 15). 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, a single -point connection to the culinary water system shall be required. If a single -
point connection is used, the developer will be responsible for the payment of assessinents 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 Gity Code.
Fencing: The Applicant is not showing any fencing on any of the submitted plans. A detailed
fencing plan should be submitted upon Application of the final plat (UDC I I -3A-7). If permanent
fencing is not to be provided, temporary fencing to Contain construction debris must be installed
around the perimeter prior to issuance of a building permit. All fencing should be installed in
accordance with City Code. See Exhibit B`'!
Refuse / Service Areas: The submitted landscape plan and preliminary plat do not depict where
the refuse / service areas will be. UDC I 1-3A-1 2 requires the visd'al and acoustic impacts of these
functions are fully contained and out of view from adjacent properties and public streets. All
future CZC applications should clearly denionstrate how this standard is met. 0
Staff Recommendation: Based on the above analyA- s, Staff finds the Prelin-�nary Plat applicatkin
generally conforms to the GomprehensivegNan policies and UDC standards. Staff recommends
approval of AZ -07-010 and PP -07-012 (PS -07-005 optional) subject to the Conditions listed in
Exhibit B and the Development Agreement as outlined in Section 10 of the staff report. The
Meridian Plannine,and ZoniEa Commission heard t1is. item on Julv 5, 2007. At the public hea
the Commission voted to recommend approval. The Meridian OW 1cil heard thegg i
--Items !D 1_
A it F"Ust 14 07, At the DUblic hearing the CounciJ&DR
_royed the subject AZ. PP and PS request.
A. Drawings
1. Preliminary Plat (dated April 13, 2007)
2. Landscape Plan (dated May 16, 2007)
3. Conceptual Site Plan
4. Conceptual Office Elevation (from Gardner-Ahiquist Gateway Subdivision)
5. Conceptual Retail Elevation (from Ga-rdner-Ahlquist Gateway Subdivision)
A !1
It. gency Con-mients and Qonditioiu
I . Planning Department
2. Public Works Department
3. Fire Department
4. Police Department
5. Ada County Highway Distnict
6. Sanitary Services Company
7. Central District Health Department
D. Required Findings from Unified Development Code
Gardner- AhIquist Gateway Southm
Z-07-0 10, PP -07-01 & PS -07-005 PAGE 10
A
CITY OF MERIDIAN PLANNING DEPARTO, ENT S-IF2kFF REPORT FOR THE HEARING DATE OF AUGUST 14,2007
A. Drawings
1. Preliminary Plat (dated 4/13/2007E
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CITY OF MER1151AN PLANNING DEPARTMENTSTAFF REPORT FOR THE HEARIVIG DAT;IicOF AUGUST 14.2007
B. Agency Qt9mments and Conditions
L PLANNINC DEPARTMENT
EI ANNEXATION COMMENTS
1.1.1 The annexation legal description subn-�itted with the application (prepared on April 135 2007, by
Robert G. Hinckley, PLS) shows the property adjacent to the existing corporate boundarof the
Ciy
ty of Meridian.
1.1.2 Prior to aluiexation ordinance approval, the Applicant shall enter into a Development Agreement
with the Q-
ty. See Section 10 above for analysis and provisions that shall be included ill the
development agreement for this site.
1.2 SITE SPECIFic REQUIREMENTS �9PRELIMINARY PLAT
1.2.1 All comments and provisions of the accompanying Annexation and Zoning application (AZ -07-
010) and any future development agreenient shall also be considered conditions of the
Pre fn inary Plat (PP -07-012)). � 1
1.2.2 The landscape plan prepared by Edwards Landscape Architecture, labeled Sheet L L, dated
5/16/2007, is approved with the following conditions:
• Construct a 35 -foot wide street buffer along the entire frontage of Frankll n and Eagle
Roads. All required landscape buffers shall be exclusive of the ultimate public right-of-
way, exclusive of impervious surfaces', and confon-n to the design and construction
requirAnents of UDG I 1 -313-7.
• A written certificate of Iii ll should be prepared by the landscape architect,
desIgner, or qualified nurseryman responsible for the landscape plan. All standards of
Installation should apply as lisled in UDC I I -3B- 14.
The landscape plan is not to be altered without approval of the PlarLning and Zonino Departl1lent.
No field changes to the landscape plan are peniiitted. All standards of installation shall apply as
listed in UDC I 1 -313- 14.
1.2.3 Graphically depict on the face of the final plat a 35 -foot wide landscape buffer along Eagle Road.
Said buffer shall either be an easernent or within a separate con-unon lot.
1.2.4 Direct lot access to Eagle Road / SH 55 is prohibited.
1.2.5 Prior to signature of the final plat by the Qty Engineer, the Applicant shall vacate all utility ando,
or drainage easements that do not coincide with the prQ
,posed preliminary plat.
1.2.6 All buildings that span across propoged lot lines, or do not confonn to the din-wnsional standards
(setbacks, height, etc.) of the UDG shall be renioved, relocated, prior to signature of the final plat
by the City Engineer.
1 -2 .7 Per UDC I 1-3A-6 all irrigation ditches, laterals or canals, exclusive of natural waterways, and
waterways being used as amenities, that intersect, cross or lie within the area being sub -divided
shall be covered. Plans will need tobe approved by the appropriate irrigation/drainag
,--e district, oi
lateral users association (ditch owners), with written approval or non -approval submitted to the
Public Works Department prior to construction plan approval. If lateral users association approval
can not be obtained, altemate plans will be reviewed and approved by the City Engineer.
1.18 Prior to the issuance of a building pen -nit, the subject property shall be subdividec� as proposed.
Exhibit B
(_` ITY OF hl E RI D I AN P LAN N I N G a RTM 4INT STAFF REP ORT FO R TH E H EAR] N G DATE OF A U G U ST 14. 2007
1.3 GENERAL R�QuIREM4
,VTS A-�! PRELIMINARY PLAT
1.3.1 Sidewalks/walkways shall be installed within the subdivision and oil the perimeter of the
subdivisioI pursuant to U Dr� I 1-3A- 17.
1.3.2 The Applicant shall comply with the outdoor lighting standards shown in UDC 11 -3A-1 1.
1.3.3 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water. The Applicant should be requir:id tg) utilize any existing surface or well water for
L
the prmary source. If a surface or well source --is not availablea singlepoint
i , -
coruiection to the
culinary water system shall be required. If a single -point connection is utilized, the developer will
be responsible for the payment of assessnieZ for the comnion areas prior to signature om the
final plat by the City Engineer. An underground, pressurized irrigation systern should be installed
to all landscape areas per the approved specifications and in accordance with UDC 11 -3 A- 15 and
MCC 9-1-28.
1.14 A detailed landscape plan, in compliance with the landscape and subdivision ordinance, and as
noted in this report, shall be submitted for the subdivision with the final plat application. 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.
1.3.5 The Applicari'l shall submit a fencing plan with the final plat application for the subdivision. If
permanent fencing is not provided, ternporary construction fencing to contain debris must be
I nstalled around the perimeter prior to issuance of a building permit. All fences shall taper down
to 3 feet maxii-nuill within 20 feet of all right-of-way. All fencing should be installed in
4 --
accordance with UDQ I 1-3A-7.
1.3.6 Any tree over 4" in caliper that is removed from the property shall be replaced by installing
additional trees, beino the equivalent nurnber of caliper inches of trees that were removed.
4:p
Required landscaping trees will not be considered as replacement trees for those trees that have to
be n-iated.
13.7 Staff7s, failure to cite specific ordinance provisions or tenlis of the approved
® use does not relieve the applicant of responsibility for compliance.
1.3.8 Preliminary plat approval shall be subject to the expiration provisions set forth in UDC I 1 -613-7.
�cl
2. PUBLIC WORKs DEPARTMENT r
2. 1 Sanitary sewer service to this development is being proposed via extension of mains in Franklin
Road. 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 8ver sewer
mains is three feet, if cover froin top of pipe to sub -grade is less than three feet than alternate
materials shall be used in conformance of C,.jty of Meridian Public Works Departments Standard
Specifications.
2.2 Water service to this site is being proposed via extension of mains in Franklin Road and E. Louise
Drive. The Applicant shall be responsible to install water mains to and through this development,
coordinate main size and routing with Public Works.
2.3 Due to the possible fire flow requirementi, mains shall be upsized to a n-linirrium of I 0 -inch Aorn
the connection in Fraiik-tin to the connection in Louise Drive, with an upsized stub to one 6� the
stubs to the south that would eventually con-nect to the I 2 -inch main to the south of this
subdivision in St. Luke's Street.
2.4 This property is on a pressure zone boundary, therefore a Pressure Reducing ValveNault shall ba -
C
QjTY OF M E R1 D I A N P LANN I N G DE P ARTM ENT STAFF REPO RT FOR TH E H EA R-1 N G DATE OF A UG UST 14. 2007
V
installed at the Applicant's expense in a location to be coordinated with the Public Works
Department.
2.5 With the final plat submittal, the construction plans shall show to every lot either a servicc
installed or main fronting it.
26 Any potential reimbursement agreements must comply with all requirements of Gity Code 9-1-13
and 9-4-19, which includes the preliminary agreement (which includes footage, size, and depth of
reimbursable pipe) being finalized prior to construction plan approval. The detailed agreement
with the reimbursable an-iount shall be approved by Council prior to plat signature.
-2 7 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).
2.8 A pressurized irrigation system using existing surface water shal I be required per C1ty Code.
9 The Applicant has not indicated who will own and operate the pressure irrigation system in this
proposed development. If it is to be maintained as a private systen-i, plans and specifications will
be reviewed by the Public Works Department as pa -t of the construction plan review. A "draft
copy" of the operations and maintenance manual W61111 be required prior to plan approval with the
�r
"final draft" being required prior to final plat signature on the last phase of this project.
If it is to be owned and maintained by an Irrigation District then a letter of plan approval shall be
submitted prior to scheduling of a pre -construction meeting.
2.10 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water (UDC I 1-3A-6). The Applicant should be required to use any existing surface
water for the primary source. If a surface source is not available, a sinUle-Point con-nection to the
culinary water system shall be required. If a single -point corulecti
on is utilized, the Developer
will be responsible for the payment of assessments for the con-unon areas pri'Or to signature on the
final plat by the City rngineer.
111 All existing structures not meeting setbacks or meeting the dimensional standards of the UDC
shall be removed prior to signature on the final plat by the City Engineer.
2.12 Meridian Public Works specifications do not allow any large landscaping within a five foot radius
of water meters. The Applicant shall make the necessary adjustments to achieve this separation
requirement and comply with all landscape requirements.
2.13 Any existing domestic wells and/or septic sYst-tills, witfiln thl's project shall be removed from
domestic service per City Qrdinance Section 9-1-4 and 9-4-8. Wells may be used for non-
domestic purposes such as landscape irrigation,
2.14 Per UDC 11-3A-6 all irrigation ditches, laterals or canals, exclusive of natural waterways, that
intersect, cross or lie within the area being developed shall be tiled. Plans will need to be
approved by the appropriate irrigatioiVdra:i:nage district, or lateral users association (ditch
owners), with written approval or non -approval submitted to the Public Works Department prior
to plan approval. If lateral users association approval can not be obtained, alternate plans will be
reviewed and approved by the Cty Engineer.
�1 i
2.15 A letter of credit or cash surety in the amount of 110% will be required for all uncomplet
ied
required improvements prior to signature on the final plat. These nclude but are not limited to,
fencing, landscaping, amenities, pressurized irrigation, sanitary sewer, and water.
2.16 Sewer, water, pressurized irrigation, and any life safety development improvement shall receive
final approval prior to occupancy. Other required development improvements, such as fencing,
micropaths, and landscaping may be bonded for prior to obtaining Certificates of Occupancy.
CITY OF MERIDIAN PLANNING DEPAR,rMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 14.2007
2.17 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.
2.18 It shall be the responsibility of the Applicant �p ensure that all developn-ient features comply with
the Americans with Disabilities Act and the Fair Housing Act.
219 &.-
Applicant shall be responsible for application and
®; with i
and NPDES Pernitting that
may be required by the Envirormiental Protection Agency.
2.20 Applicant shall be responsible for application and compliance with any Section 404 Pern�ittina_
that may be required by the Arrny Corps of Engineers.
2.21 Developer shall coordinate mailbox locations with the Meridian Post Office. Where mailboxes
are located oil or near sidewalk, the Applicant shall comply with all American with Disabilities
Act requirements for unobstructed sidewalk access.
2.22 Compaction test results shall be submitted tcuthe Meridian Building Department for all building
pads receiving engineered backfill, where footing would sit atop fill material.
2.23 The Engineer shall be required to certify that the street centerline elevations are set a minimum of
3 -feet above the highest established peak groundwater elevation. This is to ensure that the bottom
elevation of the crawl spaces of homes is at least I -foot above.
2.24 One hundred watt, high-pressure sodium streetlights, oil 25 pole shall be required oil all public
residential streets. Two -hundred and fifty watt high pressure sodiurn streetlights. on 30' pole shall
be required on subdivision entrances and collector roadways. Design of the streetlights shall be
approved by the Public Works Department. Decorative lights require a streetlight agreement Oil
file with Public Works prior to activation. All streetlights shall be installed at subdivider's
expense. Typical locations are at street intersections and/or fire hydrants, and no further than 400'
distance in between locations. Final design locations and quantity are determined after power
designs are complEted by Idaho Power Company. The street light contractor shall obtain approval
from the Public Works Department, and pernlit from Building Department prior to commencing
installations.
3. FIRE DEPARTMENT
3.1 Acceptance of the water supply for fire protection will be by ?he 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 Departillent.
a. Fire Hydrants shall have the 4
1/2+5 outlet face & main street or parking lot aisle.
b. The Fire hydrant shall not face a street which does not have addresses oil it.
c. Fire hydrant markers shall be provided per Public Works specifications.
d. Fire Hydrants shall be placed on comers when spacing pemifts.
e. Fire hydrants shall not have any vertical obstructions to outlets within 10.
f. Fire hydrants shall be place 18 4 1 above finish grade.
g. Fire hydrants shall be provided to rneet the requirements of the IFG,, Section 509.25.
h. Show all proposed or exishing hydrants for all new construttion or additions to existing
buildings within 1,000 feet of the project.
3.3 Any roadway greater than 150 feet in length that is not provided with an outlet shall be required
to have an approved turn around. Phasing of the project may require a temporary approved turn
around on streets greater than 150'in length with no outlet.
3.4 All entrance and internal roads shall have a tuming radius of 28' inside and 48 outside radius.
3.5 For all Fire Lanes provide signage, ""No Parking Fire Lane."'
;CITY OF MERIDIAN PLANJ�ING DIF-11ARTMEW STAFF REPORT FOR THE HEARING DATE OF AUGUST 14,200?
3.6 Fire lanes, streets, and structures including the canopy height of mature trees shall have a vertical
clearance of 13'6.
3.7 Operational fire hydrants, temporary or pennanent street signs, and access roads with an all
weather surface are required before combustible construction is brought on site.
3.8 Commercial and office occupancies will require a fire -flow consistent with the Intemational Fire
Code to service the proposed project, Fire hydrants shall be placed per Appendix D.
t.9 The office/conunercial lots lot will have an unknown transient population and will have an
unknown impact on Meridian Fire Department call volurnes. The Meridian Fire Department has
experienced 2612 responses in the year 2004. According to a report completed by Fire &
Emergency Services Consulting Group our requests for service are projected to reach 2800 in the
year 2005 and 3800 by the year 2010.
3.10 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).
3.11 'rhe Fire Department has concerns about the addressing of the existing house and the address
being visible froin the street which the pr�pci is. addressed off of Please contact the Addressing
Specialist at 898-5500 to address this concernprior to the public hearing.
3.12 All aspects of the building systems (including exiting systems), processes & storage practices shall
be required to comply with the International Fire Code.
3.13 Provide exterior egress lighting as required by the Internat Iona I Building & Fire Codel
J. 1
.14 All portions of the buildings located on this project inust be within 150 of a paved surt'ace as
I easured around the perimeter of the building.
3.15 Where a portion of the facility or building hereafter constructed or moved into or within tl,7*a
jurisdiction is more than 400 feet (122 in) from a hydrant on a fire apparatus access road, a
measured by an approved route around the exterior of the facility or building, on-site fire hydrant
and mains shall be provided where required by the code official. For buildings equippel
throughout with an approved automatic sprinkler system installed in accordance with Sectio
903.3. 1.1 or 903.3.1.2 the distance requiregient 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 systern installed
0
in accordance with Section 903.3.1.1 or 903.3.1.2, the distance requirement shall be 600
feet (183 rn).
3.16 There shall be a fire hydrant w ithin 100 feet of all fire deparlinent connections.
it
3.17 Buildings over 30 in height are required to have access roads in accordance with the International
Fire Code Appendix D, Sectlon D. 105.
3.18 Emergency response routes and fire lanes shall not be allowed to have speed bumps.
-1,19 Buildings or facilities exceeding 30 feet (9144inm) or three stories U'i height shall have at least thre
means of fire apparatus access for each structure. Two of the access roads shall be placed a distanc -
apart equal to not less than one half of the length of the overall diagonal dimension of the property ol
area to be served, measured in a straight line. I
3.20 Buildings or facilities having a gross building area of more than 62,000 square feet (5760 m2) shall
be provided with two separate and approved fire apparatus access roads separated by one half of the
maximum overall diagonal dimension of the property or area to be served, measured in a straight line
between accesses. Exception: Pro . ects haviiig a gross building area of up to 124,000 square feet
(11520 M2) that have a single approved fire apparatus access road when all buildings are equipped
throughout with approved automatic sprinkler systems. (Remoteness Required)
3.21 The projectill's anticipated to have multi -story buildings and, therefore, will require aerial
access per the speclifications of the IFC, Section D.105.
4. POLICE DEPARTMENT
4.1 The proposed &velopment shall 11mit 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.
5. ADA COUNTY HIGHWA'v DISTRICT
5.1 SITE SPECIFIG CONDITIONS OF APPROVAL
5.1.1 Comply with requirements of ITD and
it of Meridian for the Eagle Road frontage. Submit to
the District a letter from ITD regarding said requirements prior to District approval of the final
plat or issuance of a buildincy permit (or other required permits), whichever occurs first. Contact
the District III Traffic Engineer at 334-8340.
5.1.2 Dedicate 60 feet of right-of-way froin the centerline Franklin Road abutting the site. go
nr.
5.1.3 Qonstruct the internal streets as a 40 -foot street section with two 20 -foot travel lanes, vertical
curb, gutter, and 5 -foot concrete •sidewalks within 54 feet of right-of-way, as proposed.
5.1.4 Construct one temporary turnaround on Lot 2, as proposed.
Submit a vacation application for the existing right-of-way on N. Montvue Drive to be vacated or
exchanged. If the vacation / exchange is not approved by the District through tile separate
4F
process, the Applicant will be required to improve the existing roadways tO CUITellt public street
standards
Construct one roadway (E. Louise Drive) to intersect Eagle Road located approximately 200 feet
north of the south property line (measured property line to centerline).
5.1.7 Construct one roadway to intersect Franklin Road located approximately 360 feet west of the east
property line (measured property line to centerline). Design and install a median to construct on
Franklin Road that will restrict this roadway to left -in / right -in / right -out only.
5.1.8 Other than the access specifically approved with this application, direct lot access is prohibited to
Eagle Road and Franklin Road, and shall be noted on the final plat.
g.
5.1.9 Comply with all Standard Conditions of Approval.
S.2 STANDARD CONDITIONS OF APPROVAL
5.2.1 Any existing irrigation facilities shall be relocated outside of the right-of-way.
C
5. 2.2 Private sewer or water systems are prohibited from being located within any AGHD roadway or
right-of-way.
5.2.3 All utility relocation costs associated with improving street frontages abutting the site shall be
borne by the developer.
5.2.4 Replace any existing damaged curb, guttq, and sidewalk and any that may be darnaged during
the construction of the proposed development. Gontact Construction Services at 387-6280 (with
f-71TY OF MERIDIAN PLANNING DEPARTMFNTSTAFF REPORT FOR THE HEARING DATE OF AUGUST 14,2007
file number) for details.
5.2.5 Comply with the DiWrict's Tree Planter Width Interim Policy.
5.2.6 Utility street cuts in pavement less than five years old are not allowed unless approved in writing
by the District. Contact the District's Utility Coordinator at 387-6258 (with file nul-ribers) for
details.
5.2.7 All design and construction shall be in accordance with the Ada County Highway District Policy
Manual, ISPW�• Standards and approved supplements, Gonstruction Services procedures, and all
applicable ACHD Ordinances unless specifically waived herein. Ali engineer registcred in the
State of Idaho shall prepare and certify all i1nent. plans.
5.2.8 The Applicant shall submit revised plans for staff approval, prior to issuance of building permit
(or other required permits), which incorporates any required design changes.
5.2.9 Construction, use, and property development shall be in confonnance. with all applicable
requirements of the Ada Caounty Highway District prior to District approval for occupancy.
ZD
5.2-10 Payment of applicable road impact fees are required prior to building construction. The assessed
impact fee will be based on the impact fee ordinance that is in effect at that time.
5.2.11 It is the responsibility of the Applicant to verify all existing utilities within the right-of-way. The
Applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The
Applicant shall be required to call DIGLINE (1 -800-342-1585) at least two full business days
prI or to breaking ground within ACHD right-of-way. The Applicant shall contact ACHD Traffic
Operations 387-6190 in the event any ACHD conduits (spare or filled) are comproinised during
any phase of construction.
52, 12 No change in the tenns, and conditions of this approval shall be valid unless they are in writing
and signed by the Applicant or the Applicant's authorized representative, and an authorized
representative of the Ada County Highway Pistrict. The burden shall be upon the Applicant to
obtain written confinnation of any change froin the Ada County Highway District.
5.2.13 Any change by the Applicant in the planned use of the property which is the subject of this
application, shall require the applicant to comply with all rules, regulations, ordinances, plans, or
other regulatory and leoral restrictions in force at the time the Applicant or its successors ill
interest advises the Highway District of its intent to change the planned use of the subject
property unless a waiver 11 variance of said requirements or other legal relief is granted pursuant to
the law in effect at the time the change in use is sought.
6. SANITARY SERVICEs DEPARTMEW
6.1 Provide a minimum 28' inside and 48' outside radius for all alleys and private streets, where they
pm�l intersect a public street.
7 CENTRAL DISTRICT HEALTH DEPARTMENT
7. 1 After written approval from appropriate entities is submitted, we can approve this proposal for:
central sewage and watcr.
7.2 The following plans must be submitted to and approved by the Idaho Department of
Envirom-nental Quality.- central sewage and water.
7.3 Run-off is not to create a mosquito breeding problem.
NT STAFF REPORT FOR THE HEARING DATE OF AUGUST 14,2007
C�TY OF MERIDIAN PLANNING DEPARTME 0
C. Legal Descriptioll
�� 1 I Iq �
�y
EXHIBIT A
Annexation Description Rev. D
MOO
ror Gardner-Ah1quist Gateway Development
Job No. 06320 Apdl 13, 2007
A portion of the NVV114 of Section 16, T3N, R1 E, B.M., Ada County, Idaho, as followsl��
BEGINNING at found Brass Cap monument marking the Northwest Corner of said Stction 16,
as shown on Corner Perpetuation Record, Inst, No. 99007475, Ada County RecordQ
N
thence along the North Line of said Section 16, South 8902011" East, 101%4.5 feet, to a p&nt om
the East Line of Montvue Park Subdivision, extended north to said Section Cine, as per the plat
thereof, in Book 17. at Pme 1107-1108, Ada County Plat Records also being a point on the
West Lin@ of Touchmark PN -Mg Center Subdivision No. 1, in Book 89, at Page 10313-10316R,
Ada County Plat Records� aWso extended north to said Section Lineq,
thenGwelong the boundaries common to both sa% subdivisions, South 00011'43" East, 1111-09
1
feel, to t corner of Lot 1, Block 5, of said Montvue Park Subdivision, which is th�
POINT OF THE BEGINNING,
thence along s;A6 common boundary, South 00" 11'43"' East, 217.94 feet, to the southeast
cornW of Lot 2, Block 5, of said Montvue Park Su4divjsioW,-
thence alorV the South Line of said Montvue Park Subdivision, North 89*28"41" Wwt, 1011.72
fiat to a poini on the Centerlln* of S. Eagle Roqgd, at P.O. C. stafion 49+76.37, as shown on the
plans of Eagle Road, F.A.P. Projoct No. F-3271 (44) and a 5729.58 foot radius curve to the left;
thence, along seid curve and Centedine, an arc4unngth of 66.=P6 feet, through a central angle of
0"40'00", and havinj a chord which bears North 00"02'14*West, 6&.66 feot to P'0�:- station
50+43.03;
thenc45 continuing along said Centerline, now coftident with the West Une of sc-*d Sec ft-' n 16,
North 00*22'14" West, 409.55 feet, to station 54+52-99P
theoce leaving saW Centerline of S. Eagle Road along the 01ne common toOa d Lots 6 and 7,
Block 5 of Montvue Park Subdivision, and extending westerly, South 89030'07" East, 226.03
feet, to a found 1/2 inch rebar marking the comer common to Lots 6, 7, 9 and 10 of Block 5 in
said Montvue Park Subdivi.4on
thence along tkk Line common to Lots 9 and 10. Block 5, South 89330'24" East, 179.37 feet, Vt
.9- point on the Line common to Lots 9 and 10, in Block 5 of said Montvue Park SubdNisiono.
extended east to the Centerfine of 4 Montvue Drive;
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th e noe a Ion g s ai d Con tri ne, S outh 00* 12'119" E At. 12 2.02 feet;
thence leaving said Centerfine, South 89'30'09" East$ 20OJ3 feet, to a point on the Line
common to Lots I and 2, Block 4 of said plat of Yontvue Park Subdivision;
thence along said common Line, South 00012'19" East, 16.12 feet;
T.
thence leaving said common Line, South 89030'09" East, 199.73 feet, to a point on the
Centerline of E. Montvue Drive, as shown on said plat of Montvue Park Subdivisiow,;
thence along sadd Centerfine, South 00'012'19" East, 119.58 feet;
thence leaving sh CenterKe. along a line extended from the South Line of said Lot 1, E31ock
South 89*14'00" Eastv 207,.40 feet, to the POINT OF BEGINNIN%,
EXCEPTING Lot Block 5, and th& East 40 feet of Lot I Block
Containing 316,652 square feet, or 7.27 acres, rniore or less, and suAect to any easements or
rights of way of record or otherwise existi
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 14,2007
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ANNEXAITION AREA
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R I D
-F'RNECTK"-" OIX4ER /DEVELOPER:
DWG
ANNEXATON MAP GARDNER— AHLQV(ST 2057—Of
ij*.20AT'EWAY DEVELQPMENTI
NW1/4, SEC. 16,
ii REV D
T3N, RlE, B.M. ClrY OF
MERIDIAN, ADA CO., IDAHO
C-ITY OF MERIDIAA PLANNING DEPARTME
.qNT STAFF REPORT FOR TH 9 H EARI NG DATE OF FEB RUARY 2, 2007)
D. Required Findings from Unified Development Code
I - Amexation Mindings:
Upon recommendation from the Commission, the Council shall make a full investigation a
shall, at the public hearing, review the application. In order to grant an annexation andlol
rezone, the Council shall make the following findings: 00 1
a. The map amendment complies with the applicable provisions of the Comprehensive
Plan-,
The Applicant is proposing to zone all of the subject property to C -G. The Gouncil finds that
the proposed zoning map amendment complies with the applicable provisions of the
Comprehensive Plan. Please see Gomprehensive Plan Policies and Goals, Section 8, of the
Staff Report for more inforinatioll.
b. The map amendment complies with the regulations outlined for the proposed district,
specifically the purpose statement;
If the Applicant complies with the conditions outlined in the development agreement, th(.-.
Qpuncil finds that the proposed conmiercial district will be in compliance with the specific
district regulations.
c. The map amendment shall not be materially detrimental to the public health, safety,
and welfare;
The Council finds that the proposed zoning amendment will not be detrimental to the public
health., safety, or welfare. Staff and the Commission recommend the Council rely on any oral
or written testimony that may be provided when deter -mining 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,
The'Gouncil 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.
The annexation is in the best Sf interest of the City (UDC 11-511-3.E).
The C -G zoning amendment will provide conu-nercial area that is similar in nature to existing
and proposed commercial/office development in the vicinity. The Q.-ouncil finds that all
essential services are available or will be provided by the developer to the subject property
and will not require unreasonable expenditure of public funds. In accordance with the
findings listed above, the Council finds that Annexation and Zoning of this property to
C -G would be in the best interest of the City, if the Applicant enters into a Development
Agreement (DA) with the City, as mentioned in Section 10 of the Staff Report.
2. Prelin-linary Plat Findings:
In consideration of a preliminary plat, combined preliminary and final plat, or short plat, the
deci sion-ma king body shall make the following findings-,
a. The plat is in conformance with the Comprehensive Plan;
The qouncil finds that the proposed application is in substantial compliance with the adopted
Qomprehensive Plan. Please see Comprehensive Plan Policies and Goals, Section 8, and
Analysis, Section 10 of the Staff Report.
CITY OF M E R I DI AN P LANN I NG DEPARTM ENT STArF- REPORT FOR TH E H EA RI NG DATE OF FE B R UA RY 2, 2006,
10
b. Public services are available or can be made available and are adequate to
accommodate the proposed development,
The Council finds that public services are available to acce the proposed
development. (See Exhibit B of the Staff Report for more details frorn public service
providers.)
c. The plat is in conformance with scbeduled public improvements in accord with the
Clity's capital improvement program;
Because the developer is installing sewer, water, and utilities for the development at their
C0st5 the Council finds that the subdivision will not require the expenditure of capital
improvement funds.
d. There is public financial capability of supporting services for the proposed
;If development;
Staff and the C *ss'
_pnirni ion recommend G-ouncil rely upon cornments frorn the public service
providers (i.e., police, fire, AGHD, etc.) to detennine this finding. (See finding Iterns 3 and 4
2bove under Annexation Findings, and flie Qpnditions of Approval ill Exhibit B for more
ietail.)
e. The development will not be detrimental to the public health, safety or general welfare;
and
Staff and the Corrui-iission are not aware of any health, safety, % or environmental problems
associated with the development of this subdivision that should be brought to the Gouncil's
attention. ACHD considers road safety issues in their analysis. Staff and the Commission
recoimnend that the Council reference any public testimony that may be presented to
determine ts finding.
f. The development preserves slignificant natural, scenic or historic features.
Staff and the Goimnission are unaware of -any natural, scenic, or historic features on this site.
Therefore, the Council 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 and
the Con-u-nission reconinend Council reference any public testimony that n-iay be presented to
determine whether or not the proposed development may destroy or damage a natural or
M.
scenic feature(s) of major importance of which Staff and the CoiTunission are unaware.
•
3. Private Street Findings:
In consideration of a preliminary plat, comblined preliminary and final plat, or short plat, the
decislion-making body shall make the following findings
W
a. The design of the private street meets the requirements of this Article;
The design of the streets shall meet the standards as set forth In UDC I 1-3F-4. No gates are
allowed. Roadway and storm drainage shall be contained on site.
b. Granting approval of the private street would not cause damage hazard, or nuisance, or
other detriment to persons property, or uses 'in the vicinity; and
Staff and the Council do not anticipate any hazard, nuisance, or other detriment fn the
private street if it is constructed and maintained per UDC standards.
Exhibit D
A
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY2, 2001
e. The use and location of the private street shall not conflict with the Comprehensive Plan
and/or the regional transportation plan.
Staff and the Council find!� that the locration of the private street does not conflict with the
he sive Plan and Aor the region al'transportate on plan.
Ri
:4
E
91
41
.I.
V.!
RADIUS NOTICE REPORT FILE NAME: Gardner
11 -Sep -2007
Owners Owner Address
BARTSCHI RALPH P LIFE ESTATE 719E MARTINIQUE
BARTSCFH LAVONNE J LIFE ESTATE N4ERIDIAN, ID 83642-0000
Property Address: gardner
BROWN L KENT 3161 E SPRINGWOOD DR
BROWN DEBBIE MERIDIAN, ID 83642-0000
Property Address: gardner
CAMPBELL HEALTHCARE INVEST LP PO BOX 2255
■ Property Address:
CARRITHERS NEC A SR
CARRITHERS B GAEL
:EProperty Address:
CASTRO FERNANDO A
CASTRO MARIIE-ANDREE G
Property Address:
D PROPERTIES LLC
Property Address,-,
A.,
GALE JEFFERY A
GALE SANDRA K
Property Address:
GARDNER KEM C FAMILY PARTNERSHIP LT
Property Address:
GARDNER KEM C FAMILY PARTNERSHIP LT
Property Address:
WENATCHEE, WA 98807-2255
gardner
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313 3 E AUTUMN WAY l
MERIDIAN, IID 83642-0000
gardner
3185 E S DR 0 L im !Z:K I m
MERIDIAN31 IID 83642-0000
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90 S 400 WAY STE 3 60
SALT LAKE CITYUT 84101-0000
gardner
90 S 400 WAY STE 360
SALT LAKE CITY, UT 84101-0000
gardner
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Owners Owner Address
d
GREENHILL ESTATES SUB NO 3 WATER COR 313 6 SPRINGWOOD DR
M[ERIDIAN,, ID 83642-0000
Property Address: gardner
G ESTATES SUB NO 3 WATER COR 3136 SPRINGWOOD DR
M[ERIDIANID 83642-0000
Property Address: gardner
GRIFFITHS GLENN L 3295 N MONTVUE DR
GRIFFITHS TRESHA NERIDIAN,, ID 83642-6314
Property Address: gardner
GRIFFITHS GLENN L 3295 N MONTVUE DR
GRIFFITHS TRESHA MERIDIAN,,, ID 83642-6314
Property Address: gardner
GTHS GLENN L I-AdI3295 N MONTVUE DR
GREFFITHS TRESHA MERIDIANID 83642-6314
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Property Address: gardner
HOOD NLkRK 315 81EAUTUMN WAY
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Property ddress?;" I
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IDAHO UNITED GREDIT ON
Property Address.
LINDLEY DALE B.
LINDLEY JANE
Property Address:
LINDLEY DALE B
LINDLEY JANE
Property Address:
MlED PROP LLC
Property Address. -
i
MERIDIAN,, ID 83642-0000
0:1
gardner
PO BOX 2268
BOISE., ID 83701-0000
gardner
2746 S KINGSBURY WAY
EAGLE,, ID 83616-6008
gardner
2746 S KINGSBURY WAY
EAGLE, ID 83616-6008
gardner
W%v
Re- 360 E MONTVUE DR STE 100
NIERIDIAN3, ID 83642-0000
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gardner
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Owners
Owner Address
MEDLAND LLP
3520 E LOUIS E DR
E MIANID 83642-0000
M "'P
Property Address:
gardner
MERBDIAN MEDICAL PLAZA LLC
1263 W WICKSBIERE CT
EAGLE, ID 83616-0000
Property Address:
gardner
M[ERIDIAN MEDICAL PLAZA LLC.
1263 W WICKSHIRE CT
EAGLE, ID 83616-0000
Property Address:
gardner
MERIDIAN MEDICAL PLAZA LLC
1263 W WICKSHIRE CT
EAGLE, ID 83616-0000
Property Address.
gardner,
MERIDIAN MEDICAL PL "LL
m *7,
1263 W WICKS FHRE CT
EAGLE, ID 83616-0000
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Property Address:
gardner
MERIDIAN DI L-' LLC
1263 W WICHIRE CT
.4 1"''16 IFW. W' A; 1h hl'-?
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EAGLE, ID 83616-0000
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gardner •
MERIDIAN MEDICAL PLAZA LLC
1263 W WICKSHIRE CT
EAGLE,, ID 83616-0000
Property Address:
gardner
MER11DIAN MEDICAL PLAZA LLC
1263 W WICKSHIRE CT
EAGLE,, ID 83616-0000
Property Address-,
gardner
MERIDIAN MEDICAL PLAZA LLC
1263 W WICKSHIRE CT
EAGLE, ID 83616-0000
Property Address:
gardner
MERIDIAN MEDICAL PLAZA LLC
1263 W WICKSI-HRE CT
EAGLE,, ID 83616-0000
Property Address:
gardner
Owners
P
Owner Address
MERIDIAN MEDICAL PLAZA LLC
1263 W WICKSHEIRE CT
EAGLE,, ID 83616-0000
Property Address:
gardner
MERI]DIAN MEDICAL PLAZA LLC
1263 W WICKSBIFRE CT
EAGLE, ID 83616-0000
Property Address:
gardner
MERIDIAN MEDICAL PLAZA LLC
1263 W WICKSFURE CT
EAGLE, ID 83616-0000
Property Address:
gardner
MERIDIAN MEDICAL PLAZA LLC
1263 W WICKSHIRE CT
EAGLE, ID 83616-0000
Property Address:
gardner
!WERIDIAN I�EFI CAI_VLAZA4VLCF(.
'1263'mV WICKSHIRE CT
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EAGLE ID 83616-0000
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MERIDIAN MEDICAL PLAZA LL.t
126' W' -WICK CT
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EAGLE,, ID 83616-0000
Property Address-
gardner
MERIDIAN MEDICAL PLAZA LLC
1263 W WICKS HIRE CT
EAGLE,, ID 83616-0000
Property Address:
gardner
MER11DIAN MEDICAL PLAZA LLC
1263 W WICKSHIRE CT
EAGLE, ID 83616-0000
Property Address:
gardner
MERIDIAN MEDICAL PLAZA LLC
1263 W WICKSFHRE CT
EAGLE, ID 83616-0000
Property Address:
gardner
MlERIDIAN MEDICAL PLAZA LLC
1263 W WICKSFHRE CT
EAGLE, ID 83616-0000
Property Address:
gardner
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Owners Owner Address
PITCHER DANIEL T 3157 E AUTUMN WAY
PITCHER JENNIFER L MERIDIANID 83642-0000
Property Address: gardner
R C WILLEY HOME FURNISITINGS 230LS 300 1
Property Address:
ftll C WILLEY HONE FURNISHING��
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Property Address,
ST LUKES REGIONAL MEDICAL CENTER LT
Property Address:
TBID-MOBl-SE L149R*
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Property Address:
TOUCIIMRK- OFITHE TREASURE VW L
Property Address:
Ell
VERS KA -JOSEPH" V
JORGENSON SAMUEL S
Property Address:
VERSKA JOSEPH M
JORGENSON SAMUEL S
Property Address:
WIGOD PROPERTIES LLC
Property Address:
WILLIAMSON LANA J
Property Address,-,
ts
SALT LAKE CITY, UT 84115-2516
gardner
2301S300
SALT LAKE CITY,, UT 84115-2516
gardner
190 E BANNOCK ST
BOISE, ID 83712-6241
r gardner
IX 4067 0 1 �M.Kjjiw o
BOISE, ID 8371q-0000 0• 0 cc;,. IX
Ij gardner
4037PE CLOCKTOWER LNC
'MERIDIAN5 ID 83642-0000
gardner
360 E MONTVUE DR STE 100
MERIDIAN, ID 83642-0000
gardner
360 E MONTVUE DR STE 100
MERIDIANID 83642-0000
gardner
7157 N SP NG WAY
MERIDIAN, ID 83646-0000
gardner
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