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ApplicationCiQ/�E IDI t4,- iDAH Planning Division DEVELOPMENT REVIEW APPLICATION STAFF USE ONLY: Project name: iloz%f'I,A 14 1< tiS4-/-(2e+ 1411-1Y)a-r1 &,14-1 File number(s): t^ v p 15-- n I q 3 Rz 15-o10 � WA -5 -oo I Assigned Planner: l— LkJoA4Cri Related files: Type of Review Requested (check all that apply) ❑ Accessory Use ❑ Planned Unit Development ❑ Administrative Design Review ❑ Preliminary Plat ❑ Alternative Compliance ❑ Private Street ❑ Annexation and Zoning ❑ Property Boundary Adjustment ❑ Certificate of Zoning Compliance ❑ Rezone ❑ Comprehensive Plan Map Amendment ❑ Short Plat ❑ Comprehensive Plan Text Amendment ❑ Time Extension: 121 Conditional Use Permit Director/ Commission/Council (circle one) ❑ Conditional Use Modification O UDC Text Amendment Director/Commission (circle one) ❑ Vacation: ❑ Development Agreement Modification Director/ Council (circle one) ❑ Final Plat ❑ Variance ❑ Final Plat Modification ❑ Other Applicant Information Applicant name: Ada County Highway District Phone: 208-387-6100 Applicant address: 3775 Adams Street City: Garden City Email: State: ID Zip; 83714 Applicant's interest in property: ❑ Own ❑ Rent ❑ Optioned ❑ Other Owner name: Owner address: City: Phone: Email: State: Zip: _ Agent/Contact name (e.g., architect, engineer, developer, representative): Travis Stroud Firm name: B&S Investments, LLC Owner address: 1980 S Meridian Rd City: Meridian Phone: 208-412-1329 Email: trja8871@msn.com State: ID Zip: 83642 Primary contact is: ❑ Applicant ❑ Owner ❑ Agent/Contact Alternate contact: John Rennison / john@rennisonengineering.com Subject Property Information 938-2440 Location/street address: 1648 NW 1st Street Township, range, section: 3N, 1 W, 12 Assessor's parcel number(s): R9453000007 Total acreage: 1.17 Zoning district: R-4 Community Development ■ Planning Division ■ 33 E. Broadway Avenue, Ste. 102 Meridian, Idaho 83642 Phone: 208-884-5533 Fax: 208-888-6854 www.meridiancitv.ore/olannine 4- (Rev. 0611212014) Project/subdivision name: 1648 NW 1st Street General description of proposed project/request: Rezone Parcel No. R9453000007 from R-4 to O -T, UDC Text Amendment to allow drive through establishment w/ CUP in 0-T Zone, & CUP for Human Bean Store Proposed zoning district(s): O -T Acres of each zone proposed: 1.17 acres (Parcel No. R9453000007), 2.08 acres (to adjacent road centerline) Type of use proposed (check all that apply): ❑ Residential ❑ Office 0 Commercial ❑ Employment ❑ Industrial ❑+ Other partially TBD Who will own & maintain the pressurized irrigation system in this development? ownership Association Which irrigation district does this property lie within? NMID Primary irrigation source: City or Surface Water Secondary: City or Surface water Square footage of landscaped areas to be irrigated (if primary or secondary point of connection is City water): Phase 1: a, 60 o SF Availability of irrigation water under investigation Build -out: 13,500 SF Residential Project Summary (if applicable) Number of residential units: Number of building lots: Number of common lots: Number of other lots: Proposed number of dwelling units (for multi -family developments only): 1 bedroom: 2-3 bedrooms: Minimum square footage of structure (excl. garage): Minimum property size (s.f): Gross density (Per UDC 11-1A-1): 4 or more bedrooms: Maximum building height: _ Average property size (s.f.): Net density (Per UDC 11 -IA -1): Acreage of qualified open space: Percentage of qualified open space: Type and calculations of qualified open space provided in acres (Per UDC I1 -3G -3B): Amenities provided with this development (if applicable): Type of dwelling(s) proposed: ❑ Single-family Detached ❑ Single-family Attached ❑ Townhouse ❑ Duplex ❑ Multi -family ❑ Vertically Integrated ❑ Other Non-residential Project Summary (if applicable) Number of building lots: 3+ Common lots: none Other lots: n/a Gross floor area proposed: see narrative Existing (if applicable): none Hours of operation (days and hours): see narrative Building height: see narrative Total number of parking spaces provided: see narrative Number of compact spaces provided: see narrative Authorization Print applicant name: Ada & TEpvis Stroud - B&S Investments, LLC Applicant signature: ��%a''��L �� Date: rJ •p1• IS Date: C�'.�'15— Trav' S oud, B&ff -Investments, LLC Community Development n Planning Division . 33 E. Broadway Avenue, Ste. 102 Meridian, Idaho 83642 Phone: 208-884-5533 Fax: 208.888.6854 www meridiancitv.ore/nlanning -2- (Rev. 0 611 212 0 1 4) AR RENNISON ENGINEERING June 3, 2015 Hand Delivered Caleb Hood, Planning Division Manager Sonya Watters, Associate City Planner City of Meridian Community Development Planning Division 33 E. Broadway Avenue, Suite 102 Meridian, Idaho 83642 Re: The Human Bean and Other Restaurant/Retail Development — Parcel No. R9453000007 (1648 NW 1" St.) UDC Text Amendment Application (To allow Drive -Through Establishment in O -T Zone through CUP, & text changes to Specific Use Standards 11-4-4-11: Drive -Through Establishment) Rezone Application (R-4 to O -T) Conditional Use Permit Application (The Human Bean — A Drive -Through Coffee Store) Dear Caleb and Sonya, On behalf of the Ada County Highway District (ACHD) (as Owner) and B & S Investments, LLC (as Developer), please accept the enclosed development applications referenced above for consideration. The Owner and Developer desire to redevelop the southwest corner of Cherry Lane and Meridian Road, an approximate 1.17 -acre property located at 1648 NW V Street in Meridian. The subject property previously contained single-family residences and other commercial uses, but ACHD acquired the property for the recent Split Corridor Project and demolished pre- existing structures. The redevelopment plans include a Human Bean drive-through and walk-up coffee store, a restaurant and other potential retail uses. The property is bordered by W. Cherry Lane to the north, NW 11 Street to the west, N. Meridian Road to the east and single-family to the south. The property is currently zoned R-4 (medium -low density residential). The development proposal is further described as follows. UDC Text Amendment Application Overview As further described below in the Rezone narrative, the requested zone change to O -T (Old Town) is consistent with the Future Land Use Map designation. Drive-through establishments are not presently allowed within the 0-T zoning designation. The proposed text amendment would allow for drive-through establishments through the conditional use permit process, which would allow for the construction of the planned Human Bean drive-through coffee store. Text Changes Proposed The text changes requested areas per the attached "Proposed UDC Text Changes". Proposed change item 1 adds "Drive -Through Establishments" to Table 11-2D-2, Allowed Uses In The Traditional Neighborhood Districts, permitted by Conditional Use in the O -T zoning designation, with specific use standards. Item 2 adds language to the specific use standards for Drive -Through Establishments. Public Need and Benefit Resulting From Proposed UDC Text Amendment Public access to the subject property was significantly reduced due to the new traffic pattern design at the Cherry/Meridian intersection and the addition of medians as a part of the Split Corridor Project. Consequently, this PO Box 1001 Eagle, Idaho 83616. 1 208-938-2440 1 www.rennisonengineering.com June 4, 2015 City of Meridian 1648 NW 1" Street Page 2 of 3 seemingly desirable street corner property has remained undeveloped despite attempts by other developers to attract businesses to this site to enable its development. It's believed that drive-through coffees sales can be successful at this location in part due to patron commute patterns in this area. There's a public need and benefit to expand and promote business opportunities within the City of Meridian and the proposed text amendment would allow for a business that can be successful at this location. Further, drive-through use with integrated pedestrian use via walk-up service complements the Old Town vision of pedestrian -friendly while meeting heavier vehicular patronage anticipated on the perimeter of Old Town. Coffee sales offerings in particular can be a catalyst for community development, enticing complementary businesses to the area, thus expending area services. With more offerings and more choices, surrounding businesses, area residents, and the general public alike will benefit. Rezone Application The subject property is currently zoned R-4. The requested zone change to O -T (Old Town) is consistent with the Future Land Use Map designation. The enclose site concept plan illustrates the development proposal, generally defining three commercial pads on three separate parcels. Please note that though the subject property currently has a single address, we could not find record of a parcel consolidation survey (aka density reduction survey). These applications are submitted with the understanding that the pre-existing property lines still exist and that a new record of survey would be submitted, subject to these application approvals, to consolidate the pre-existing parcels down to three total. One commercial pad would contain the Human Bean, the other a small restaurant, and the third an unknown use(s) of unknown size. Uses of the third pad would need to conform to O-Tzoning standards. All parcels within the development would provide for reciprocal cross -parking and cross -access to the public right-of-way. In reasonable conformance with the design recommendations (FLUM cut sheet for Old Town), building pads are generally brought to street side with parking to the rear and center. Pedestrian connections to and through the site are provided. Pedestrian service is provided as part of The Human Bean business model. Conceptual elevations and renderings are provided for the two known uses (The Human Bean and small restaurant). The architectural design concepts blend reclaimed wood, metals of various finish, brick and other accents creating a fresh and unique appearance. We would intend the third or future building would be of similar design. Two story functional space does not fit the market conditions for this location nor the intended business functions. However, the building height of the Human Bean in particular has the appearance of two story space. We believe the site design and intended building design adequately meet the intent of the recommended design guidelines and, of significant importance, represent a project that can be successful at this location. Conditional Use Permit Application Subject to approval of the proposed UDC text amendment, we are requesting approval of a Conditional Use Permit for the construction of a Human Bean coffee store. The Human Bean business model caters to drive-through customers and pedestrian customers via the integrated walk up service area. The building foot print is approximately 480 square feet, though the architectural design of the free standing building is far from the appearance of a somewhat typical kiosk coffee store. The developer has successfully rebranded the look of the Human Bean store in our market with the recent 2014 opening of a Caldwell store. Please see attached photo of the Caldwell store. PO Box 1001 Eagle, Idaho 83616 1 208-938-2440 1 v w rennisonengineering.com June 4, 2015 City of Meridian 1648 NW 1" Street Page 3 of 3 The Human Bean does not utilize drive -up speakers systems, thus none are proposed. The menu boards are placed at the drive -up and walk-up windows as shown on the site plan. As also shown on the site plan, the southbound stacking lane conforms to the current code max length not requiring an escape lane. The north bound stacking lane is approximately 129' in length. To reduce the amount of asphalt coverage on the site, allow the building placement closer to street side, and generally better fit the Old Town design characteristics, we request approval of the stated length. In this instance, at the approach to the stacking lane, all vehicles in the cue are visible which provides the customer the opportunity to not enter the cue. A shorter stacking lane length is possible for this site, but that concept creates significant inefficiencies in the site circulation and parking. We believe this proposed design is appropriate given the site plan configuration and constraint of the fixed access point on Meridian Road. Drive-through lanes are screened by plantings as well as a garden wall at the street cornerto obscure headlights and views of vehicles in the cue from the public right-of-way. Please refer to the attached landscape plans. Also shown on the landscape plan is a solid fence separating the residential use to the south of the proposed use. Note that this neighbor did not attend the neighborhood meeting and there were no other negative remarks received at the meeting concerning the drive-through. Parking provided on this site far exceeds the minimum requirement and it's intended that the excess parking be available for use by the adjoining two parcels. Across -parking agreement will be established. MDC Cooperative Agreement We do intend to continue to pursue a cooperative agreement with the Meridian Development Corp to design and construct a garden wall on the Meridian/Cherry street corner that would contain Meridian City signage of some form intended to create a sense of entrance to the downtown core. This is great location and opportunity for such and we will continue work on this to bring it to fruition. Thank you for your assistance with this project! Please let me know if you need anything further to process our request for approval. Sincerely, Rennison Engineering John E. Rennison, PE President PO Box 1001 Eagle, Idaho 83616 1 208-938-2440 1 www.rennisonengineeringxom Proposed UDC Text Changes—Additions & Deletion Proposed Change Item 1 Title 11 — Unified Development Code Chapter 2 — District Regulations Article D. Traditional Neighborhood Districts 11-213-2: ALLOWED USES:1' L`1 Table 11-2D-2 of this section lists principal permitted (P), accessory (A), and conditional (C) or prohibited (-) uses within each traditional neighborhood district. (Ord. 05-1170, 8-30-2005, eff. 9-15- 2005; amd. Ord. 07-1325, 7-10-2007) A. Permitted uses and accessory uses in traditional neighborhood districts shall be reviewed in accord with chapters 3, 'Regulations Applying To All Districts", 4, "Specific Use Standards", and 5, "Administration", of this title, except that single-family detached homes and secondary dwellings shall be reviewed in accord with the standards established in title 10 of this code. Any person establishing, operating, or carrying on a home occupation or family daycare in a traditional neighborhood district shall obtain an accessory use permit prior to establishing, operating, or carrying on such use. Any person establishing, operating, or carrying on any other permitted and/or accessory use in a traditional neighborhood district shall obtain a certificate of zoning compliance prior to establishing, operating, or carrying on such use, except that single- family detached homes and secondary dwellings shall not require certificate of zoning compliance and/or accessory use approval. Standards within this title related to such uses shall be reviewed in the course of the building permit process. It shall be unlawful and a violation of the unified development code for any person to conduct in a traditional neighborhood district any permitted or accessory use unless such person first obtains each and every applicable permit from the city. (Ord. 11-1482, 4-26-2011, eff. 5-2-2011) B. Conditional uses shall be approved in accord with the procedures and regulations for conditional uses set forth in chapters 5, "Administration", and 3, 'Regulations Applying To All Districts", of this title and the specific use standards in chapter 4, "Specific Use Standards", of this title. It shall be unlawful and a violation of the unified development code for any person to conduct in a traditional neighborhood district any conditional use unless such person shall first obtain a conditional use permit from the city. C. Any use not explicitly listed, or listed as a prohibited use in table 11-2D-2 of this section is prohibited in all traditional neighborhood districts. It shall be unlawful and a violation of the unified development code for any person to conduct in a traditional neighborhood district any prohibited use. (Ord. 08-1372, 7-8-2008, eff. 7-8-2008) D. Uses that are listed as P/C or A/C may be subject to a conditional use permit depending on if the use is in accord with the specific use standards as set forth in chapter 4, "Specific Use Standards", of this title. Proposed UDC Text Changes —Additions & 9eie4ieas E. Interpretation of the inclusion or exclusion of allowed uses shall be made by the director and based on the director's findings in review of the criteria established in chapter 1, "General Regulations", of this title. (Ord. 05-1170, 8-30-2005, eff. 9-15-2005; amd. Ord. 07-1325, 7-10- 2007) TABLE 11-2D-2 ALLOWED USES IN THE TRADITIONAL NEIGHBORHOOD DISTRICTS Use rTN.FTN- FR studio' FP FP - Arts, entertainment or recreation facility, indoors' FP entertainment or recreation facility, outdoor stage or music venue - Arts, entertainment or recreation facility, outdoors' FC v - Building material, garden equipment and supplies' 1_c� C - Church or place of religious worship' FP Fp" Civic, social or fraternal organizations' FP_ Fc — C Conference center P F - - Construction sand and gravel mining Ic FcC Daycare center' Fc FcFc Daycare, family' A F A Daycare, group' FP F PC Drinking establishment' v Fc - Drive-Throuah Establishment - Dwelling, secondary' FA A Dwelling, single-family attached FPI p Dwelling, single-family detached FC P Dwelling, townhouse -FP -F _P_ P Dwelling, two-family duplex FPI c P Education institution, private' rp FcC Proposed UDC Text Changes —Additions & Deletiens Education institution, public' P/C Financial institutions �—P— C Healthcare or social services FP FP - Home occupations I A Hospital' C F_ - Hotel and motels P/c FI - Industry, informations P/G P/c - Industry, lights C I __ - Laundromat' FP—F P A Laundry and dry cleaning P Mortuary C l C - Multi -family development' FP F P Nursing or residential care facilityC C Parking facility r C F c - Parks, public and private FF P P Personal service FP F PC Professional service FP FP v Public, infrastructure' v l V C Public or quasi -public use' r P FP C Public utility, minor -Fc—Fp--F Restaurant 1 -PF - Retail store FP—F—P - Retail store, wine and beer sales and servings -FP-Fp--F- Vehicle repair, minor' A F Vertically integrated residential projects P Wireless communication facility' P/C P/C P/C Proposed UDC Text Changes —Additions & Aelet-ier+s Wireless communication facility, amateur radio antennas A/C A/C A/C Note: 1. Indicates uses that are subject to specific use standards in accord with chapter 4 of this title. (Ord. 12-1514, 5-16-2012, eff. 5-21-2012) Proposed UDC Text Changes —Additions & Deletion Proposed Change Item 2 Title 11 — Unified Development Code Chapter 4 — Specific Use Standards 11-4-3-11: DRIVE-THROUGH ESTABLISHMENT:C O A. A drive-through establishment shall be an accessory use where the drive-through facility (including stacking lanes, speaker and/or order area, pick up windows, and exit lanes) is: 1) not within three hundred feet (300') of another drive-through facility, a residential district, or an existing residence; or 2) separated by an arterial street from any other drive-through facility, residential district or existing residence. Otherwise a conditional use permit is required. B. All establishments providing drive-through service shall identify the stacking lane, menu and speaker location (if applicable), and window location on the certificate of zoning compliance or the conditional use permit. C. A site plan shall be submitted that demonstrates safe pedestrian and vehicular access and circulation on the site and between adjacent properties. At a minimum the plan shall demonstrate compliance with the following standards: 1. Stacking lanes shall have sufficient capacity to prevent obstruction of the public right of way by patrons. 2. The stacking lane shall be a separate lane from the circulation lanes needed for access and parking.- except stacking lanes may provide access to designated employee parking 3. The stacking lane shall not be located within ten feet (10') of any residential district or existing residence. 4. Any stacking lane greater than one hundred feet (100') in length shall provide for an escape Ian ce _unless the entire stacking lane queue is visible from the entrance to the stacking lane I such case, any stacking lane greater than one hundred thirty feet (130') in length shall provide for an escape lane. 5. The site should be designed so that the drive-through is visible from a public street for surveillance purposes. D. The applicant shall provide a six foot (6) sight obscuring fence where a stacking lane or window location adjoins a residential district or an existing residence. (Ord. 12-1514, 5-16-2012, eff. 5- 21-2012) COMPASS LAND SURVEYING. P.L.L.C. 6940 N. Linder Road Telephone: (208) 442-0115 Meridian, Idaho 83646 Fax: (208) 327-2106 Email: jeffwb.cls@gmail.com Client: Rennison Engineering Date: April 30, 2015 REZONE DESCRIPTION A parcel of land located in the Northeast 1/4 of the Northeast 1/4 of Section 12, Township 3 North, Range 1West, Boise Meridian, Ada County, Idaho, more particularly described as follows: BEGINNING at a brass cap monument marking the Northeast corner of said Northeast 1/4, from which a brass cap monument marking the Southeast corner of said Northeast 1/4 bears South 00'23'19" West, 2651.92 feet; Thence along the Easterly boundary of said Northeast 1/4 and the centerline of N. Meridian Road, South 00'23'19" West, 289.85 feet (formerly 289.88 feet) to a point; Thence leaving the said Easterly boundary and the center line of said N. Meridian Road, North 89036'41" West, 30.00 feet to a point on the Easterly boundary of Lot 9 Block 1 of Wilson Addition to Meridian as shown in Book 12 of Plats on Page 708, Records of Ada County, Idaho; Thence along a line being 10.00 feet Southerly of and parallel to the Southerly boundary of Lot 8 Block 1 of said Wilson Addition to Meridian, North 89°27'52" West, 128.00 feet to a point on the Westerly boundary of said Lot 9; Thence along said Westerly boundary, North 00'23'19" East, 5.05 feet to a point; Thence leaving said Westerly boundary and along a line being 5.00 feet Southerly of and parallel to the Southerly boundary of Lot 7 Block 1 of said Wilson Addition to Meridian, North 89025'44" West, 158.00 feet to a point on the center line of NW 1st Street; Thence along the centerline of said NW 1st Street, North 00023'19" East, 284.89 feet to point on the Northerly boundary of said Northeast 1/4 and the center line of W. Cherry Lane; Thence along said Northerly boundary and the center line of said W. Cherry Lane, South 89°26'40"" East, 316.00 feet to the POINT OF BEGINNING. Said parcel contains contain 2.08 acres more or less co - - - - -Z6'LS9Z---------- ----- a` 7 Q1 0 0� r N .98'69Z M„ 6 t,£Z.00 s USO 0 CD M Q� r�'iQiii "3 U-) CL 1 I �'JZI aLL I U I I I I I I n 0} o 0 -H I IG to m M 0U In Q I W woo w`N fV lw 0- W10N 'WL WW ji LO N IN x rn O V) m �z z X ') UJ as I w I I Oo a j __ s.aax.r.s is t nnH w ,68'*9Z 3 „6L,£Z.00 N Lo OF ° K --M „6L,£Z.00 s ---------- I 3 --------- N W 0 o (V/1� v Co v n c o op p 1 C 11 •- I 75 O N ; c0 0 M o o) J xa d - J i ) co - c c v 0 v C 0 n M N N2 Ad I O c z I 0.0 LL Vl U Q 0 v j v Co v c o op p a0 a c 75 N ; c0 0 U o o) v o ) '3 in NO Ifo O (V '" N Z Zl • 3 ICY) ,00 0 L 7 0 O r V OJ c O N N K c r0 N 0] as c E E 3 rd 2 c L v v c O N N c N N m c rC E 3 2 c ra L 01 u U f •n E 0J L /1 3 � O1 O tc r • U tmO1L C rcf c N 01 aj r O m -0-0 L L ra 00 E n L u E U U 3 O 2 O 0! 01 O L.c c +J } bO •r 0 00 6 O 411 O L N VI N aj O L L / O 4-4-4 - O N v 0 O O L L Y O VI o 0 0 v v C O LL zs 4- E u 0 m v 4-4- m -4- / M II 00 I VI 01 I•c N N GL I N O W 01 m I v Ju co I VI t O M } L N "O 0 L 1-+S O c O }j I IC N Z v 0 0 In - o c c H O W 0J •r 3 m Io 01 U 2: U r O y.1 O .O OX - r rC ,14-J T 1-1 U a "oO c1 0J L In •r t I 7 01 41 } 01 V c L Ov b c 4-U3 w v ,'V10V1NV 0 mm7r�W140 0 0 0 0 0 0 0 W0000Nct0 0110700000 Ol I dIT COW1010O c 1 61 01 01 01 01 010 •r I rl rl rl rl rl rl N 0 1 N I rt I W I UI I c I W 1 n O n t0 r11+1 r1 011 In IO In Oo0 t00 c I rl minO rl00 •r I L 1 OOHH WM0 1-I I Nr1rr1N OO L I h1,1�mm00 oo Z 101010161 Q10H 4J I c I 0 1 0 0 0 0 0 0 0 L I Z Z Z Z Z Z Z LL I 0000000 r 1 I 00V om0 1-I 1000000000 m I c I rn000v;aovlc W 100MN mr4H J I N HN M 333 w3 w 61 rIN 017010 rl 7 In rl � rl 7 OlI- c I MV71\MVtM lO •r I N M N N N N N L I e o v e s e b 1 00101001001 01 1000 Oo 000000 0] I VIZ Z Z Z Z VI }1 1 C I O! I E I OI1 0/010)O)0)0/N 01 I c C c C C L c VI I •r •r •r •r •r •r •r I J J J J J J J Ol I N I rI N m 71n t61� J I O O 0 0 O O 0 N 0 O O 0 O O O rl v II i.A 0 r0 W L L 0 z V c O m U O r O c c W 4- a L O }} a < OF WI O O H U 7.--I m rl Z L 7l f� 0 H N • rl OLL0 0.� n rl OH000000 N•• • . CD • r100 Vr1(D061N N C O roU i V) b Q) i..l 4J L N N w 0 E U VI•r VI •r C L p 0 L +4A > WU a N b L \ •rL 74 -IV 01 of 000101 o rd ra r r r L 4Y 4J MMUOcc¢ 4J++0 L OOW O O•r LLLoe F H2: W LL LL Q rI ADA COUNTY RECORDER Christopher D. Rich AMOUNT 31.00 8 BOISE IDAHO 03/28/2011 11:26 AM Project Name: Meridian Split Corridor (Phase ll) DEPUTY Nikola Olson Project No: 506047 Si nphfile Electronic Recording 1111111 IIIII IIIII IIIII Illiill Ili Ilillll IIIII IIIII III IIIII IIII IIII Name: Brinegar REcoRUEn-REQUFs: of Assessor No.:R9453000055, 89453000025, R945300001 -PIONEER TITLE COMPANY OF ADA C 111025844 89453000005,89453000010,R9453000040,R9453000045 T3N, R1W, Sec 12 (Reserved for Ada County Recorder) ELECTRONICALLY RECORDED- DO NOT REMOVE THE COUNTY STAMPED FIRST WARRANTY DEED PAGE AS IT NOW INCORPORATED AS (Remainder Area) PART OF THE ORIGINAL DOCUMENT. THIS INDENTURE, made this Z5 day of VMAcl)-- 201t Brinegar Investments, LLLP, an Idaho Limited Liability Limited Partnership, which acquired title as Brinegar Investments, LP an Idaho limited partnership, the "GRANTOR', and ADA COUNTY HIGHWAY DISTRICT, a body politic and corporate of the State of Idaho, the "GRANTEE"; W, ITNESSETH: FOR VALUE RECEIVED, the GRANTOR has granted, conveyed, bargained and sold, and does hereby grant, bargain, sell, convey and confirm to the GRANTEE and its successors and assigns forever, that certain real property situated in the COUNTY OF ADA, STATE OF IDAHO, more particularly described on Exhibit "A" attached hereto and by this reference made a part hereof, TOGETHER with all and singular the buildings, structures, improvements and fixtures thereto, the tenements, hereditaments and appurtenances thereunto belonging or in anywise appertaining, the reversion and reversions, remainder and remainders, and rents, issues and profits thereof (the "Premises"). SUBJECT TO those exceptions to title to which this conveyance is expressly made subject, more particularly described on Exhibit "B", and those made, suffered or done by the GRANTEE: (a) the GRANTOR covenants to the GRANTEE, its successors and assigns, that the GRANTEE shall enjoy the quiet and peaceful possession of the Premises; and (b) GRANTOR warrants to the GRANTEE, its successors and assigns, that GRANTOR is the owner of said Premises in fee simple and has the right and authority to convey the same to GRANTEE, and GRANTOR will defend the GRANTEE's title from all lawful claims whatsoever. The current address of the GRANTEE is: Ada County Highway District . 3775 Adams Street Garden City, Idaho 83714-6499 Page t of 3 Project Name: Meridian Split Corridor (Phase II) Project No: 506047 Name: Brinegar Assessor No.:R9453000055,R9453000025, 89453000012, R9453000005, R9453000010, 89453000040, 89453000045 T3N, R1W, Sec 12 IN WITNESS WHEREOF, this WARRANTY DEED has been duly executed by the GRANTOR, the day, month and year herein first above written. STATE OF Idaho ss. County of Ada Brinegar Investments, LLLP An Idaho Limited Partnership E.E. Brinegar, General Partn`e Virginia . Brinegar, General Partner On this -- day of 2d/ , before me 1./ /bl!_'rl-il-I a Notary Public in and for the State of Idaho, personally appeared Z E , and known or identified to me (or proved to me on their oath) to be the partners of the partnership of Brinegar Investments, LLLP, and the partners who subscribed said partnership name to the foregoing, and acknowledged to me that they executed the same in said partnership name. IN WITNESS WHEREOF, I have hereunto set my hand and affixed my official seal the day, month and year in this certificate first above written Notary Public for Idaho Residing at: My commission expires: RESIDING A7 CALDWELL, ID MY CMAmlSSl0N EXPIRES 0&05-2019 Page 2 of 2 bm° '�AQTARY Ada County Highway District Meridian Split Corridor — Phase 2 Project No. 506047 Brinegar investments Remainder Parcel Description A parcel being all of Lots 5, 6, 7, and 8, and a portion of Lots 1, 2, 3, 4, 9, and 10 of Block 1 of Wilson Addition to Meridian as shown in Book 12 of Plats on Page 708, records of Ada County, Idaho, and being located in the'KI/4 of the NE 1/4 of Section 12, Township 3 North, Range 1 West, Boise Meridian, Ada County, Idaho, more particularly described as follows: Commencing ata brass cap monument matldrig the northeastcorner of said NE A, from which a Brass cap monument marking the southeast corner of said NE % bears S 0023'19" W a distance of 265111 feet; Thence 8 0023'19" W along the easterly boundary of said NE '/4 a distance of 289.88 feet to a point; Thence leaving the said easterly boundary N 89'36'41" W a distance of 30.00 feet to a point on the easterly boundary of said Lot 9; Thence N .89'2752" W along a line being 10.00 feet southerly of and parallel to the southerly boundary of said Lot 8 a distance of 27.50 feet to the POINT OF BEGINNING; Thence continuing along said fine N 89°27'52" W a distance of 100.50 feet to a point on the westerly boundary of said Lot 9: Thence N 0023'19" E along said westerly boundary a distance of 5.05 feet to a point; Thence leaving said westerly boundary N 89°2544" W along a line being 5.00 feet southerly of and parallel to the southeYly boundary of said Lot 7 a distance of 128.00 feet to a point on the westerly boundary of said Lot 10; Thence N 0°23'19" E along the westerly boundary of said Lots 10, 7, 6, and 1 a distance of 219.47 feet'to a point; Thence leaving said westerly boundary N 6!502427".E a distance of 12.04 feet to a point; Thence S 89027'04" E along a line being 60.50 feet southerly of and parallel to the northerly boundary of said NE % a distance of 184.90 feet to a point; Thence 8 46059'55" E a distance of 36.54 feet to a point; Thence 8 3'25'29" E a distance of 85.78 feet to a point; Thence 5 0'23'19" W along a line being 57.50 feet westerly of and parallel to the easterly boundary of said NE 1./4 a distance of 119.23 feet to the POINT OF BEGINNING. i a� aa�n��6ay�r Meridian Road sc"aswuryw} z"d caoo wny Job Page 08.02 Pagee 1 of 2 This parcel contains 61,046 square feet (1.172 acres) and is subject to any easements existing or in use. Prepared By: Clint W. Hansen Land Solutions, PC March 4, 2011 >c�H11i�➢C311 Meridian Road ��'tenasunrcylnq ana co,umuna Job No. 08.62 Page 2 of 2 Project Name: Meridian Split Corridor (Phase II) Project No: 506047 Name: Brinegar Assessor No.:R9453000055, R9453000025, R9453000012, R9453000005, R9453000010, R9453000040, R9453000045 T3N, R1W, Sec 12 Exhibit B to Warranty Deed Order Number: 325156 2. Sewerage charges and special assessment powers of the City of Meridian. 3. Liens and assessments of the following district and the rights and powers thereof as provided by law. District: Nampa Meridian Irrigation District (466-7861) 4. Covenants, conditions, restrictions and easements as set forth on the face of the plat. 5. Covenants, Conditions, Restrictions and Easements Recorded: November 22, 1948 Instrument No.: 281705 Filed In: Book 21 of Miscellaneous Records at Page 259 6, An easement containing certain terms, conditions and provisions affecting a portion of said premises and for the purposes stated herein For: Pipes, tile or conduitfor water supply or disposal In Favor of: Lewis C. Freer and Ruby W. Freer, husband and wife and Richard F. Wilson and Fayetta R. Wilson Recorded: December 10, 1948 Instrument No.: 282283 Filed In: Book 21 of Miscellaneous Records at page 276 Said easement modified by Quitclaim Deed recorded, September 29, 1960 in Book 472 of Deeds at Page 430 as Instrument No. 488006. An easement containing certain terns, conditions and provisions affecting a portion of said premises and for the purposes stated herein For: Right of Way Easement In Favor of: City of Meridian Recorded: May 17,1956 Instrument No.: 394595 Filed In: Book 31 of Miscellaneous Records at Page 373 &. An easement containing certain terms, conditions and provisions affecting a portion of said premises and for the purposes stated herein For: Right of Way Easement In Favor of: City of Meridian Recorded: May 17, 1956 Instrument No.: 394604 Filed In, Book 31 of Miscellaneous Records at Page 393 Project Name: Meridian Split Corridor (Phase ll) Project No: 506047 Name: Brinegar Assessor No.: R9453000055, R9453000025, R9453000012, R9453000005, R9453000010, 89453000040, R9453000045 T3N, R1W, Seo 12 9. An easement containing certain terms, conditions and provisions affecting a portion of said premises and for the purposes stated herein For: Right of Way Easement In Favor of: City of Meridian Recorded: May 17, 1956 Instrument No.: 394641 Filed In: Book 31 of Miscellaneous Records at Page 469 10, An easement containing certain terms, conditions and provisions affecting a portion of said premises and for the purposes stated herein For: Right of way Easement In Favor of: City of Meridian Recorded: May 17,1956 Instrument No,: 394649 Filed In: Book 31 of Miscellaneous Records at Page 485 11. An easement containing certain terms, conditions and provisions affecting a portion of said premises and for the purposes stated herein For: Right of Way Easement In Favor of: City of Meridian Recorded: May 17,1956 Instrument No.: 394650 Filed In, Book 31 of Miscellaneous Records at Page 487 12. An easement containing certain terms, conditions and provisions affecting a portion of said premises and for the purposes stated herein For: Right of Way Easement In Favor of: City of Meridian Recorded: May 17,1956 instrument No.: 394651 Filed In: Book 31 of Miscellaneous Records at Page 489 13. An easement containing certain terms, conditions and provisions affecting a portion of said premises and for the purposes stated herein For: Right of Way Easement In Favor of: City of Meridian Recorded: May 17,1956 Instrument No.: 394661 Filed In: Book 31 of Miscellaneous Records at Page 509 Project Name: Meridian Split Corridor (Phase 11) Project No: 506047 Name: Brinegar Assessor No.:R9453000055, 89453000025, 89453000012, 89453000005, 89453000010, R9453000040, 89453000045 T3N, RM, Sec 12 14. An easement containing certain terms, conditions and provisions affecting a portion of said premises and for the purposes stated herein For: Right of Way Easement In Favor of: City of Meridian Recorded: May 17, 1956 Instrument No.: 394667 Filed In: Book 31 of Miscellaneous Records at Page 521 15. An easement containing certain terms, conditions and provisions affecting a portion of said premises and for the purposes stated herein For: Right of Easement In Favor of; City of Meridian Recorded: May 17,1956 Instrument No.: 394691 Filed In: Book 32 of Miscellaneous Records at Page 9 16. An easement containing certain terms, conditions and provisions affecting a portion of said premises and for the purposes stated herein For: Right of Way Easement In Favor of: City of Meridian Recorded: May 17, 1956 Instrument No.: 394705 Filed In: Book 32 of Miscellaneous Records at Page 37 17. An easement containing certain terms, conditions and provisions affecting a portion of said premises and for the purposes stated herein For: Right of way In Favor of: The Mountain States Telephone and Telegraph Company, a Colorado corporation Recorded: April 5, 1974 Instrument No.: 880551 18. Order of Exclusion containing terms, covenants, conditions, previsions and stipulations from the District herein noted. District: Nampa Meridian Irrigation District Recorded: November 17, 1987 Instrument # 8764442 m y Y OR 0 �yys'26 w ®ice c 00 a x UP c W �S Ssn OW W 4 Z 0. SUMM !0 SISV6 b lie Nu M .,61,cz6 s CJVON NylQIa34N 'N ,nzsnz n h1Rl Y.;L�� ,86'666 '3 ,; al'a t Ki M I s k. S 3.2@'29" E 85.78' £Z'6LL M 1.6L,£Z.4 S "! Oi h I I 1!n z 1 O ZW W ,os'66 I sa y, oN fIVI66gN N 9M1 }' eN NdIOMA s szsi ^' L n m sz 8 g I e666sscM I ssoo6ocsr6e T�Ti.+l j LU Z Q I ww------ — Q W I I C j1 3 r�$ � "— LS ,ISI M LSBI I L5 d54 M tZ61 13 046066fBY66 SYCWPJfSY66 F' ca mfg m z eG, I I 1 N m ,Ltr'64Z 3 „61,£Z.0 td ti wr .VB'9661 _ i3, lS'LSL `M .6'.Ma 5 i� AFFIDAVIT OF LEGAL INTEREST STATE OF IDAHO COUNTY OF ADA 1,Ada County Highway District 3775 Adams St. (name) (address) Garden City Idaho (city) (state) being first duly sworn upon, oath, depose and say: 1. That I am the record owner of the property described on the attached, and I grant my permission to: B&S Investments, LLC, 1980 S Meridian Rd Ste 140 Meridian (name) (address) to submit the accompanying application(s) pertaining to that property. 2. I agree to indemnify, defend and hold the City of Meridian and its employees harmless from any claim or liability resulting from any dispute as to the statements contained herein or as to the ownership of the property which is the subject of the application. 3. I hereby grant permission to City of Meridian staff to enter the subject property for the purpose of site inspections related to processing said application(s). Dated this a1 day of �ao AT 20 1 s ya- - g �4 (Si ure) AND SWORN to before me the day and year first above written. l/�tQ'L�la LTJ ��n.d� ��.�`� ��,L„� �•i,� (Notary Public for Idaho) Bq Q •..•••••• •. -v•.. •. O •� Residing at: j di(14 My Commission Expires: ff a� Mo UBI �C OF CITY OF MERIDIAN PRE -APPLICATION MEETING NOTES Project/Subdivision Name: - .'" 0-'/) `6e -d n - Applicants)/Contact(s): 3-o In Pe\,nisu�l I -1 rami S i oU City Staff: Ca 6e. °e ✓, Location: 1649 ',Mw ISS-- �S\F/G n€ 'refz\ ®R'Jderto_v ` Comprehensive Plan FLUM Designation: otd ` o\ n Design Guidelines Development Context: ❑ Urban ❑ Urban/Suburban Existing Use: Vs -c4 A=r Existing Zoning:_ Proposed Use: cAF.Fe-e. Shs w I Proposed Zoning: Surrounding Uses: Date: 1-2j- IS of Property: i - I I Suburban Cl Rural Street Buffer(s) and/or Land Use Buffer(s): 25'nu f (er ria.@6v y Cne r r �^e�ar�n Open Space/Amenities/Pathways: �era-cirPfi si�� a l } Access/Stub Streets/Street System: : /,z r 2-y -d s_-, SWC rv;: u <: s u Sewer &Water Service: / R" Waterways/ Floodplain/Topography/Hazards:>^ci-;N - f darn Trerlaygt764-rict History: Additional Meeting Notes: bi red t 0--T J,r�;,ccs- >~s C6b4�i "'ia.n mn�.o cen a--�-:\•1 caR' I^S rleces�ar\.t l oil IArI �'(1 a- rZ(�26YL2. -1D rc,•.• �N.-i i1 E c�.•��\•': -^ ! \ P_. C- (-C c-, i )g'1 Q. lu. P-nr 4.fX- 0.rvi2r�I, rvv(,.a ^-ice tU C)G Titi3o 1-C iJ--2D-2 -t-o 0.11rsw JrjVC"-1--)1vV e5tc +ShrnP�'z in na 0= cis 1 �R w4 G Cssuaa-(leak- G id3� tom% :J- S�Prod+-^t.s :2dvncia.n• c��l'-C-�rv<2A 9'-•-�,rrs-.t.ehrnr%UDC.Ii-(a&-8i F 5i .� vPSra n USl'Su 4 cvnsrs+¢ w� Speer` usQ'S'-CA.L5 r n UfX 11 c1 3-11 `-��tr.cJctn.S l��.nrz. Sh,suid..t-1- 3�louc- vary; a c-F-�.I.ts v5 -e' -�or- w.5-ten�-¢r r+ , '�- ptA�(Sr'l., u/t 6alS D=-—CtSL\tPV u�UvvwS /�t-ti "f1t �� tJ�J r^v \( deVP t� IM O�I'j �Ia.n T N-1 Note: A Traffic Impact Study (TIS) will be required by ACHD for large commercial projects and any residential development with over 100 units. To avoid unnecessary delays & expedite the hearing process, applicants are encouraged to submit the TIS to ACHD prior to submitting their application to the City. Not having ACHD comments and/or conditions on large projects may delay hearing(s) at the City. Please contact Mindy Wallace at 387- 6178 or Christy Little at 387-6144 atACHD for information in regard to a TIS, conditions, impact fees and process. Other Agencies/Departments to Contact: Application(s) Required: Ada County Highway Dist. (ACHD) El Nampa Meridian Irrigation Dist. (NMID) El Public Works Department F-1IdahoTransportation Dept. (ITD) Ll Settler's Irrigation District El Building Department ❑ Republic Services El Police Department F1 Parks Department El ❑ Administrative Design Review ❑ Conditional Use Permit Modification/Transfer Rezone ❑ Alternative Compliance ❑ Development Agreement Modification N Short Plat ❑ Annexation ❑ Final Plat ❑ Time Extension - Council ❑ City Council Review ❑ Final Plat Modification [ UDC Text Amendment ❑ Comprehensive Plan Amendment- Map ❑ Planned Unit Development ❑ Vacation Comprehensive Plan Amendment- Text ❑ Preliminary Plat ❑ Variance Conditional Use Permit ❑ Private Street ❑ Other Notes: 1) Applicants are required to hold a neighborhood meeting in accord with UDC 11 -5A -5C prior to submittal of an application requiring a public hearing (except for a vacation or short plat); and 2) All applicants for permits requiring a public hearing shall post the site with a public hearing notice in accord with UDC 11 -5A -5D.3 (except for UDC text amendments, Comp Plan text amendments, and vacations). The information provided during this meeting is based on current UDC requirements and the Comprehensive Plan. Any subsequent changes to the UDC and/or Comp Plan may affect your submittal and/or application. This pre -application meeting shall be valid for four (4) months. District Health Department ❑ Fire Department ❑ Other: ❑ Administrative Design Review ❑ Conditional Use Permit Modification/Transfer Rezone ❑ Alternative Compliance ❑ Development Agreement Modification N Short Plat ❑ Annexation ❑ Final Plat ❑ Time Extension - Council ❑ City Council Review ❑ Final Plat Modification [ UDC Text Amendment ❑ Comprehensive Plan Amendment- Map ❑ Planned Unit Development ❑ Vacation Comprehensive Plan Amendment- Text ❑ Preliminary Plat ❑ Variance Conditional Use Permit ❑ Private Street ❑ Other Notes: 1) Applicants are required to hold a neighborhood meeting in accord with UDC 11 -5A -5C prior to submittal of an application requiring a public hearing (except for a vacation or short plat); and 2) All applicants for permits requiring a public hearing shall post the site with a public hearing notice in accord with UDC 11 -5A -5D.3 (except for UDC text amendments, Comp Plan text amendments, and vacations). The information provided during this meeting is based on current UDC requirements and the Comprehensive Plan. Any subsequent changes to the UDC and/or Comp Plan may affect your submittal and/or application. This pre -application meeting shall be valid for four (4) months. 0/01 CM El IDIANI--- Community Development Parcel Verification Date: 4/2/15 Meridian City Hall, Suite 102 33 E. Broadway Avenue Meridian, Idaho 83642 208.887.2211 The parcel information below has been researched and verified as correct by the City of Meridian Community Development Department. Project Name: The Human Bean and Other Retail Parcel Number: R94530000007 T/R/S: 3N 1W 12 Acres: 1.172 Property Owner: Ada County Highway District 3775 N. Adams St. Garden City, ID 83714 Address Verification Rev: 04/23/12 RENNISONENGINEERING April 22, 2015 Re: Neighborhood Meeting Notice Dear Property Owner, Please accept this invitation for an opportunity to attend a neighborhood meeting with the applicant of proposed development applications for the property located at 1648 NW 11 Street, Meridian, Idaho (parcel no. R9453000007). The applicant is proposing commercial uses and will be submitting applications to the City of Meridian for such including a Rezone, a Conditional Use Permit, and other applications deemed necessary for the development project. The purpose of the meeting is an opportunity to review the proposal prior to submission to the City. When: Tuesday, April 28, 2015 — 6:00 pm Where: 1648 NW 15` Street, Meridian, Idaho 83642 (on the project site) (SWC of W. Cherry Lane and N. Meridian Road) Please note that this is not a public hearing and attendance is not required. For your information, a public hearing will be noticed in the future by the City. If you have questions concerning the proposed project you may contact me at 208-938-2440. Sincerely, Rennison Engineering John E. Rennison, PE President Attachment PO Box 1001 Eagle, Idaho 83616 1 208-938-2440 1 w .rennisonengineering.com Neighborhood Meeting Sign In Sheet Project: The Human Bean & Other Retail Project Address: 1648 NW 1st Street, Meridian, Idaho Meeting Location: 1648 NW 1st Street, Meridian, Idaho Meeting Time: 6:00 PM 4/28/2015 Attending Name Address Phone u'�alla c� s 1533 N� t sA- 92 Kos .ems/ Igo-> /s% 63f- iCJ(,�;3- Q.. m Z W lop Q r 6 rp�. ;r 1 i L CL ra C i IS UMW N PU WWRVI N PWICIPIOW N E run ISPI MN ISM2MN v �4 .s „ OIx9C6'WCA 9xCB W41'.PH IMI mBW 9NIN33NI9N3NOSINN3L169 8' a V NYxe Nvwnx xxt n^ a YxVN3d 36n "ItlNOltWN09 e+tla BNOSSSAHICQ i t C 2 g _ ds Y-Y 5g a 1 lo I�yY Ad6:�n - � ^ ° Ylnpnp9 Y �FBEE°gSg^Sj E 9_{6�y5tl'g�{ BY. q{� �Y�.'gm ! p�y1 P c�X N G d' yK >t � .?889 0 PPS�A9 E5 ] h$B� f 3@ sS'. m it �i a o33m x In HN `GA^oW=W 'vn F p t5 eS3np e. b.. 56 ia. 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F^e.? $�oz, O s-,}•a a •{e>. 8 44.19 §`.5 a='re, Z�•e3e } .as 5ta �.a4,ag Fig I— w q, ja: P s s bF• Pa a ;}xaa si a iyd ap g€s•y } a;l-��,eEigau; ae x@ .@ Y 8 0 9 x C g a 5 L i U y }Fs { e'--}f .14° •ci sap-?; Jg?g;4 s�s A H aB. an�e.a_�e �"-� 8� O w uayt wu-uxs nrm wu ca vns-m aevw aocii-mumrareuaw 1D3HNDtltl-AVMMMHiNdQls�tlHDl .. __ -,""3tini�3iiii�av OIN w.NV38NV q��iryp�� 3tl01533ifDD N198 Ntl4VDH nH • Y a,ny[IxWMstt utbY115[0131tt5-1ggN]9i1'M0.YIl -3b1gYWYg3YVMNi „ �� v�..3Nf1 g L7311Hotlti-AtlMMMl tl3HdO151tlH31 S �� Co-` P133N9b3A3 [ Lc-� 3tl01533tltl03Ntl38 NtTi11H — —� • Y nxrs++wi-nnrovivnns wi3u-s-bo craw aoxu-mwvxmv vrouw _ _zwz O 0 1�3LH7Ntl-AtlMtltltl119HdO151tlHD'7 � ��3af11�311F1J11V 3SO1S 331f03 NV38 NYNfIH mm I. mm ow 70m ai N Z O OYMYf G!'1'[93ItMN VI15 W13mS'WIiM'JA'a MDYII -3tlN]31MYYA?IYA'Y3 � _ 19311H7Htl-AtlMNMI N3HdH1SIHH9l +"•°`� � mmmwn,,,amoMv aovdsn3Hs�rodHH �? �� Q mm I. mm ow 70m ai N 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. 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 requirements as stated in UDC 11-5A-5. /l Applicantlagent signature Investments, LLC 5-a-1-�S- Date Date: <a ILE Hearing Date: July 2, 2015 File No.: RZ-15-,R Q(f) �f� Project Name: Human Bean "/ Request: Request for a rezone of 2.08 acres from the R-4 to the O -T zoning district, by Ada County Highway District. Location: The site is located at 1648 N. W. 1St Street, in the NE '/< of Section 12, Township 3N., Range 1 W. 0 \ SkFile No.: ZOA-15-001 vWk Request: Request for a text amendment to Table 11-2D-2 of the Unified Development Code to include a drive-through establishment as a conditional use in the O -T zoning district and a modification to the associated specific use standards listed in UDC 11-4-3-11, by Ada County Highway District. 3j File No.: CUP -15-014 Request: Request for a conditional use permit for a drive-through establishment in the O -T zoning district, by Ada County Highway District.