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Meridian Mattress Firm Retail Store
C_CR'1"II~'ICA'FE OF 70~1IN(~ COiiiIPLIANC'F 12EPORT DA'I'S: January 24, 2014 'I O: Madison Mexidian, LLC FROM: I~.risty Vigil, Assistant City Planner SUBJECT: .Meridian 1Vlattress Firm Retail Store -CZC-13-1.47 and DES-14-009 OWNER; Madison Mez~idian, z,LC I3ESCRIPTION OF A.PI'LICANT'S I2_EQiJIiJST Tlie applicant, Meridian Madisozi, LLC, requests Certificate of Zoning Compliance (CZC) az~.d Design Review (DI;S) approval f'or construction of a 7,047 scluare-foot retail mattress store on 1.52 acres of land in tl~ze C-C`r zoning district. `The site is located at 3148 E. Lanark Street. DI+ICISION The applicant's request for Certificate of Zoning Compliance and Design Review is approved with the conditions listed in this report. Note: This is not rr brrilrling per•rrrit Please contact ]3uilding Services rrt (2DS) b'8~ 22Y1 to verify if yore need a hrrilding perrtrit andJor• inspection. If you do need a building permit, you nrrrst complete that process before you corsararence the use or constr•nction. Please contact Building Services for• additional details about building perrrrits arrrl inspections. Ceneraa Conditions of Approval 100 Watt and 250 Watt, high-pressure sodizzm street lights s11a11 be required on all public roadways per the City of Meridian Iznproveznent Standards for Street Lighting, All street lights shall be installed at developer's expense. Final design shall be submitted as part of the development plan set for approval. Applicant shall also include the location of any existizag street lights in the development plan set, Street lightizlg is rcquirecl at intersections, corners, cul-de-sacs, and at a spacing that does not exceed that outlined iza the Standards. The contractor's work and .znatarials shall conform to the ISPWC and the City of Meridian Supplemental Specifications to the ISPVVC. Yi•ocess Conditions of Approval 1. No signs are approved with. this application. Prior to installing any sigzzs on the propez-ty, the applicant shall submit a sign permit application consistent with the standards in UDC Chapter 3 Article D and receive approval for• such signs. 2. 'I'hc applicant shall complete all improvements related to public life, safety, and health as set forth in IJDC 11-SC-3I3. A srtrety agreement znay be accepted for other iznproveznents in accord with UDC I 1-SC-3C. 3. Upon izzstallation of the landscaping and prior to hnspection by Planning Division staff, the applicant slxall provide a written certificate of completion as set forth i.zz UDC 11- Conditions Document 1 Meridiatk Mattress Pir~7tRetail Store - C7C-13-t<J7 and DDS-1~4-009 3B-14A. 4. The site plan prepared by Whipple Consulting Engineers on Jazluary 18, 2014, labeled C3.0, is approved {stamped "approved" on Janzzary 24, 2014 by the City of Meridian 1'hanz~ing Division) with no chazxges. 5. The landscape plan pzepaz:•ed by Whipple Cousultirzg Engineers on January 22, 2014, labeled Ll .0, is approved (stamped "approved" on January 24, 2014by the City of iYleridian Planning Division) with no changes. 6. rl'he approved site plan, landscape plan and/or elevations may not be altered without prior wz7tten approval of the City ol•Meridian Plazxnizxg Divisionx. 7. The elevations prepared by Carletti Arclxitects, P.S. on October 7, 2013, labeled A-3.0 (2 sheets}, are approved (stamped "approved" on January 24, 2014 by tlxe City of Meridian Planning Divisiozz) with no changes. 8. The applicant shall pay any applicable izxxpact fees prior to the issuance of a building perzxx.it. 9. If any changes must be made to the site plan to accozxunodate ACRD requirements, the applicant shall subnxit a new site plan to the City of Meridian Planning Division f.'or approval prior to issuance of the building permit. 10. The applicant shall complete all required improvements prior to issuance of a Ceztificate of Occupancy. It is uzxlawCul to use or occupy azly building or structure until the Building Official lxas issued a Certificate of Occupancy. 11. Prior to Certrfzcate of Occupancy, the applicant slxall record a puhhic access easement for tlxe nxulti-use patlxway along Eagle Road and submit copy of said easement to the Planning Division. 12. Prior to Certificate of Occupancy, tlxe applicant shall record across-access/ingress- egress easement to adjoining property to the north and submit a copy of tlxe recorded easement to the Planning Division in accord with the provisions of UDC 11-3A-3A2. tangoing Conditions of Approval 1. The applicant: azxd/or assigns shall have the continuing obligation. to provide iz7igation that meets the standards as set ;forth in UDC 11-3B-6 alxd to install and maintain all lanclscapizxg as set forth in tTDC 11-.3B-S, UDC 11-3B-13 azxd UDC I 1-3B-14. 2. The subject property adjoins a state highway; access to the state facility is z•estricted as set fortlx in UDC 11-31I-413. 3. 1'he project is subject to all current City of Meridian ordinances and previous conditions of approval associated with this site (RZ-06-010, VAC-13-006, PBA-13-017, and DA#~ 107022432). 4. The issuance of this CIC does not release the applicant from any previous requirenents of the other permits issued 1=or the site. 5. The applicant and/or property oumer shall have an ongoing obligation to pz•une all trees to a minimum height of six feet above the grozmd or sidewalk surface to afford greater visibility of the area.. 6. The applicant shall have an ongoixxg obligation to maintain all pathways. 7. Tlxe applicant has a cozxfizxuing obligation to comply with the outdooz• lighting provisions as set forth in UDC 11-3A-I 1. 8. The applicant and/ox property ownez~ shall have azx ongoing obligation to maintain a.ll landscaping azxd constzucted features within the clear vision triangle consistent witlx tlxe standards izx UDC 11-3A-3. Conditions .Document 2 Meridian Mattress I'irin Retail store - CIC-13-147 and D>JS-14-009 CITY C'~UJ®TCII! I2:I'VIE'V6~ The applicant or a party of record may request City C"ouncil review of a decision of the Director.1L11 requests far review shall lie Bled in writing with the }'laming Division ozl or before Febl•uary 10, 2014, within fifteen (15} days afl;er the written decision is issued, and contain the information listed in UDC 11-5A-613. If Czty Council review oCthc; decision is n.ot z'equested, the action of'the Director represezzts a final decision. on a land use applu;ation. You have tl~le right to request a regulatory taping analysis under Idaho Code 67-8003. F,XPIIZATI®I0T Certificates of Zoning Compliance issued in conjunction with a proposed use shall expire if the use has not commenced within one year of tl~e date of issuance of the Cez~i.Eicate of Toning Compliance. Certificates of 7ozzing Compliance issued in conjunction with construction or alteration of a structure shall expire if the construction or alteration has not commenced within ozle year of the date of issuance of the Certificate of Toning Compliance. In accord with tl-ie above provisions, the subject Certificate of Toning Compliance is valid until January 24, 2015. EXHIBIT Vicinity Map Site Plan (dated: January 18, 2014) Landscape Plan (dated: January 22, 2014} Elevati_on.s (dated: October 7, 2013} Conditions Document 3 Meridian Mattress Firm .Retail Store - CZC-13-147 and DES-14-009 ~. Vicinity Mai Conditions Document 4 Meridian Iviattress 1^irm Retail Store - CZC-13-147 and DES-14-009 T3. Site Plan (dated: January 18, 201 ~) 4+~nr~Aicn++<rr f1. ~~4u,:;t5_L~; .rte, ._ _ :'a ~ OU\WF.IER Cn1TE 9ECSIOii GWDUr.57EH ErtC;aSLkE I.2 ;- ~..- ....- .., r+ c. r y c.. _ ..p P - ~ ,- ,~.,~. ..: C«~ ~, ... ,t.r, ... ~~3`_. CUI,'?y'TER EIiCt09URE (iATE~CIElE Li13L L~~ - -.+~~ ~„ "-' C14U OUA'p51ER Et ~LCSllpE ........ .. ....... ~,~a-fzr.,~,i. D T 'ur~~',. 68p FY44 4EGEltO SEE S_HEF_T CLl.O _ C_--. iu.ti tel. r. A.n ._~..'.,.rNtir. p nm;a' ; I :er;~. ~. } ~ ~ ; i { ~ r " L -"SL L - s_v~3 - ,~ _~ . C. LCPAY Sf.P} ~ ',~ i~. 4rTG v HgiCS O: +u+ ~++~r.s ~. ..i~. Qnv .+ . 4+' ., ti+. ~.,. p,+. U'~ Vin..... ... ,.~ a... ~~~+:~ r ~ i . J i, -._~ z-~.. -.. - ... _ __ "i; .i T__ IN --.i .e .... ~+.- ~ .~.nu.auy L . - .v 4! 1: .... _. ..... _ x~ES%artunr F7 irorraT i ~ n+viSnHiw n~ x., Per F.. w.H. P, i~ylnn~r\ ,_{ i 1. C~ r. . __~' --- H'KL' pPCK [IE?dtE _-. •_~ Conditions Document .5 Meridian Mattress Firm. Retai[ 5toi•c - C%C-f3-]47 and DFS-ia-009 C. Lartdsca}~e ~'laiz (dated: Jan~.za~~y 22, 2014) t. .,,.. 1~~t~._ ,.. .vmnn :'Y~~J~~i,ff4 , ~ ~~~~. ~-yr,/~y_._....,, [. „..E ' .REdlLl1,4!19 x~~.*.4..~~At_. JTiIiG_-. 1 . F^~5N i•16JR f1=.628 ,s,s9a sr ~~ ' ( .. ' ~ ~ i T ~ +~~ ~ I --- ...___... 1 ` llt i ?, :r ~C[iCND ~'j _..~ _~... ^~ U~~.aS'tL+SiT1P! ~.t3k"~~~. ~;, , ~ eR _.,.,,. ,.~, a=., Q lu ~ l •TJ ~ Fd !_ _~ t ~. • .. _,. _, ; __ _ _ I t,_~ E. LANARt. STREET 1~= EY.IGTtItG SITE NCITCS GL"NERAI I.AItOS CApE IJaTt'a IRRIGATICIN NOTE5 ' • ' " nvei t,.l .ap 'A .ir u i ~ . y ..,3... ~... . H,.... ~>1,..... ~i ., a I ~ - Sae .. k' • Ff v u~ss as ~eT n a ' ` 7a FI..:.. ia r ~:j ~~' `~.: .. e . e..... -r.....~ u~-' ~-r.-5~ AIANTIN(3 St.HE[]l1LE .n.e t ~,, sc. r. '.F-. .. .. .. .~ .... q • ~c~-. _. ,,,.,„~,n_ ' - I. ,,,........ ~, ., ___ ..~( SCAI I ____ . _, ,.. corsmucnal Conditions Document G Meridian Mattress Firm Retail Store - C!C-13-117 and D(35-14-009 D. rlevatio;~s (dated: October 7, 2013) ~..~~ .~_ t' ...... ilk i*EiEI'irJYi ___~ ~~ --- , I ' ~j '„ I ~ 3 ; ~. ' t ~ ~ I t ~=, 1_ ,'` Gn•_ _ n... _ ± _1_~. .smmnr'eie~y__ hf ! 1 ii i. 4 ~' I ,.... m . .... 3 ....,. ~. .. .. L L k Fa. m~.nnnsa;~.uY. ._ ~.,.. ,. , ... n r .i : ....,..,.. '~ -' ~ ; _~ ~.'. ~~..,.~„~,rr.., ,a. t:~ : : 1 '~ : '_ ~ _ f t j _ s7 1 y~ , .. - :; :, E.. r~~ r I~ ~ ~~i1 n ~ i =~~. 1 .I dY M.~`.. __..... ... - ~ a ,,. ; E nF lF. F.E1'nlh^v,.„ .C±S?E'.£1'_atr:N .... r'r k___ ~P _ i . r~~'~~ r~ ~" _~~ 11 e : ~ - u -~-r c ~~~t _~ --- r m~ ~ ~ ~ . ~ ~' - t ~ { { a ~o,Fi ~t.fa -` ~ ~~~1 ~ a lS 1 `~a .~~ 11 : (rv' r -.~..... . ~ ~>< ~ .~_.:' ,~ .._t . Conditions T~ocument 7 Meridian Mattress Finn R_etarl Skore - C1C-13-147 and i~TiS-] q-U09 `` ' .vLY r ~ ri .J 's .,...s r.. .-~r... i ~, A~ G~~. A ~ ls. }x ~ ~_ . -. 4 ; ~ r i[09NPW1kEYK01E5 / f + i / t _ y ~ ~ ( j` \ ~ Wit, t¢. ~ lljtt ~ ~ /'~ ~ L ,. . _ J .. te r. ~ i i 5! ~ _._ ' ~~. _ ?e{:'. ~ _ ataY c ... . _. ._ -~ il. r] GJ ., ,; n _.-. --.-_ v ~.: E,, n } /~ Conditions Doclimeni $ Meridian Mattress E~ irm Retail Sore - CZC-13-147 acid DES-14-009 ~r ~~°`~~~'"~' PIRil1IlIY1~ ~Y'V1510?11 ADMINISTI2ATN1 REVIEW API'I CATION ~~ Type of Rc:vie~v Rer}zzested (check all that apply) ^ Accessory Use Ll AIternatzve Compliance ~ Certificate of Gon}ng Compliance ^ Certificate of Zoning Compliance Verification ^ Conditionat tine Perrnit Minor Modification „llesign Review d Private Street ^ Property Boundary Adjustment ^ Time Extension (Di-•eetor.) ^ Vacation ^ Otl~er _ - -- STAIF USA ONLY: ; File nuntbez'(s) . ~ ~ ~,,,. ~~ 4 ~:. ~~°' p~, ~ ~~~ Project name: ~` ~~- ,~°`° "~ ~'~'~°`° r Date filed: ~~ s`,~~P -~ F ~~-~~Date complete..% `'~~~ f~ -""~ _` c Assigned i'lannez: ~ r i~,,,~ ` a,a~ ~ r f '~'~~~ ~' Related files '~ ~ °~~.:~ € ~ .~ ~ ~ ~ ~~ t Applicant Information AppIicantname:Mkfl~'G'N M~I~~D)~,Q~~LLL _ _ ____ Phone:~7.S-vt~~l'~sr/r~ Applicant address: tr.~to ;JF Nr.~ly,/~ z.,a,~f~,~(~r/ _jG`vtc(q~Zip: ~},Isi~~ E-mail: 6~ 1r~" t~Mf/ 6 ~~- C , /t/e 1' Applicant's interest in property: Own ^ Rent ^ Optioned ^ Other Owner name: M~T~iN M D~ l~l~ / /"~ Phone: ~ZS~~~'q~'l9 Fax.: ~/ZtS ~~~Q-'~(i Owner address: ~2NE nir~r up w~~$~t ZO KPvK1.4-~ tt/f~ Zip: ~ E'-mail: ._.)~/~t~ ~`t 0~~, NE7- Agent name (e.g., architect, engineer, developer, representative): ~P f¢'~ C.A-p,C.z~7~_________-_ >?irm naive: ~4(~i.~TT.'~ i4fiC'hF~1"Fc7 ~, 1? S ,Phone: ~(D 'h~~'~"ax: ~(G ~Z~ .,STZ-.& Andress; fl/~ C ~~ ~fe~ i7p~ Mt yEV~'N~~'~'Zip: ~'a~7~ E-mail: p,~fPV[~ C~vl~i-'N'i9.tCtyt:~tS.Cr~+ Primary contact is: ^ Applicant D Owner Agent D Other Contact name: Phone: Fax: Contact address: ~__ __ Zip: Ia-mail; gubject Property Information Location/sireet address: ~~~ ~ L~NA yk ~1-vPf/7` Assessor's parcel number(s); l3 (~~aS ~GGJ Z ~_I~~S(o a~AC~i7~ ____~._-- Township, range, section; ,Z3!`J,J ~_ ~~,~~(, $ Total acreage: t. $ 'Z Current land use: ~f iK f~lJr Current zon}ng district: 33 E. Broadway Avenue, Suite ] 02 Meridian, Idaho 83642 Phone: (208) 884-5533 + Facsimile: (208) 888-6854 tiTirebsite: www.meridiancity.org t (02/0812013) Project Description Project/subdivision name: _/H ~~~ D.~~rN Mf~-1`rV~f S ~;~$~ ~C'7`~t~L ~j'~'(117i(C General description of proposed project/request: Proposed zoning district(s); C- ~ _ J_..~_.._ Acres of each zone proposed: I.s~ _ 't'ype of use proposed (check all that apply): D Residential ~Comrnercial (~ Office D Industrial ^ Other Who will own & maintain the pressurized irrigation system in this development? _ ~___, _/V/Y9' _ Which irrigation district does this property lie within? NI~D~ MC' ~~ (?~~___ _ Primary irrigation source: ~Uh«I~. Secondary: __'~°" Square footage of landscaped areas to be irrigated (st primary or secondary poSnt of connection .s city water): ~~/~" Residential Project Summary (if applicable) Number of residential units: Numbcc of cozntnon lots: Number of building lots: Number of other lots: Proposed number of dwelling units (for multi-family developments only): 1 bedroom: 2 -- 3 bedrooms: 4 or more bedrooms: Minimum square footage of structure(s) (excl. garage): Proposed building height; _ Mfnimunr property size (s.t): _ Gross density (ntltacre-tntal land): Average property size (s,f.}: Net density (D1J/acre-excluding roads & atieys): Percentage of open space provided: Percentage of qualified open space acreage, Acreage of open space; (See Chapter 3, Article G, far qualified open space) Type of open space provided in acres (i.e., 1•tndscaping, public, common, etc): Amenities provided with this development (if applicable):_____________„_______ Type of dwelling(s) proposed: ^Sirgle-family lletached ^Sirgle-family Attached ^ Townhomes ^ Duplexes JMulti-family D Other Non-residential Project Summary (if applicable) Number of building lots: ~ Other lots: Dll ~' Gross floor area proposed: ~,~ ~~ !~. r, Existing (if applicable}; )U/~ r ~~ Hours of operation (days and hours): tf~ U~•t L. '('..~ Building height; Z5 'U Percentage of site/project devoted to the Following: Landscaping: ~. ~ ~ Building: ~ ~-. ~ Paving; ,~ ra ~t Total number of employees: tJ /• ~ ____` Number and ages of students/children (if applicable}: frl/ ~- _` Total number of parking spaces provided; ~- Anthorizatiou Print applicant name: Appliczint signature: _ Number of compact spaces provided: °" ~• llate: 33 1Y; oadway Avenue, Suite 102 o Meridian, Idaho 83(42 / t Phone: 8 884-SS33 @ Facsimile: (208} 888-6854 ® Wehsfte: www.mcridiancity.org 2 January 16, 2014 Far; The City of Meridian Design Review Via; Carletti Architects Reference: Ivicridian Mattress Finn -Design Narrative 3148 E. Lanark Street (RG510580~1.2, R6510S80020) With the design of this building located at 3148 E Lanark St for use by Madison Development Group and Mattress f=irm we have achieved an architectural character as outlined in The City of Meridian Unified Building Code and Design Guidelines. This design has been achieved through strategies to create dynamic architectural character, a varied material pallet, accommodating parking and suitable pedestrian access. Architectural character has been created through various strategies to visually break up the mass of the building and create varying scales of architectural detai#. Fapades have been designed to create a three part building mass with a larger central portion containing awnings flanked by full height pilasters and smaller side masses. Primary entrance has been located with ease of access to parking and provided with sufficient overhanging canopies to create an indoor outdoor transitional space. Roof lines have been visually broken on all 4 elevations through variation in parapet height and use of pilasters; a parapet cap adds variety and weight, easing the transition from building to sky. CMU has been varied through differentiation of color and texture, using a mixture of fluted and split face CMU and two natural and neutral paint colors. This variation is achieved at both the pedestrian and building scales through a base band with high water mark and an elevated band to provide further variation between building masses, Mechanical equipment has been sufficiently screened with the parapet. The dumpster enclosure has been designed to completely screen trash receptacles as well as match the architectural character of the building. A variety of Material has been used, including concrete masonry units, aluminum storefront and glazing systems, and steel awnings. These materials vary in texture and color with two primary natural earth tones and a complimentary red highlight. Landscape design reinforces material and color variation by adding natural texture and color variation adjacent to the building and throughout the site. Parking lots have been designed to provide mare than sufficient parking for vehicles and bikes. Vehicular parking has been properly shaded by landscaping. Parking has been removed from primary pedestrian access, electrically lit and divided into smaller modules to provide easy and safe access for pedestrians once outside of their vehicles. Landscape buffers have been provided to separate parking and provide human and vehicular scale. Pedestrian walkways have been similarly designed with landscape buffers to separate their use, sufficiently shaded by plantings and sufficiently !it by building and site lighting. The main building entrance is apparent and directly accessible to pedestrians. Interest has been created at the building scale through lighting, glazing, awnings and textural variations, and interest has been created at the site scale through site lighting, including historical lighting, and dynamic walkways. The sife and building have been designed to add suitable character to the City of Meridian and improve the immediate architectural context. As described above; the Meridian Unified Development Code and Design Guidelines have been sufficiently fulfilled with the design of this site and building. Sincerely, Will Thomsen ~~. ~ARI.ETTI ARCHIT~C'I'5, P.S. ari'{tiieCture, interior design & planning November 19, 2013 Meridian Idaho 33 E. $raadway .Avenue, quite 102 Meridian, Idaho 83642 Reference; Meridian Mattress Iiirrz~ -- Project Narrative 3180 E, Lanark Street (86510580012, R6SloSSO02a~ To Wharr> It May Concern: The purpose of our project proposal is to develop a currently vacant commercial piece or real estate located at the intersection of E. Lanark Street and S. Eagle Road at the above referenced address. Our proposal is to cansiruct a new retail mattress store of 6,997 square foot with 28 parking stalls and associated site improvements on 30,814 gross square feet of lot area. We have also filed a BLA to make a separate parcel to the north for future development of 35,732 square feet. A separate proposed driveway entrance will sezve the separate property to the north. An easement variance request has also been :fled with the-City to remove an existing utility easement running narth/south the length of tlae pzapei•ty. If you require any additional information please don't hesitate to call me and or email me at peter(?carlettiarchitects. com P.S. 1 i6 E. Fir Street, Suite A ~~tount Vernon, WA 98273 (36{1) 424-0394 FAX f366) 424-5726 ADA COUNTY RECORDER Christopher D, Rich AMOUNT 16,00 3 AFTER RECORDING MAIL TO'; Madison Meridian LLC 1051 N.E. Northup Way, Ste S20 Kiriciand, WA 9803 BOISE fDANO '~ 2/3"~~2~'~ 3 12;1 ~ PM DEPUTY Nilcola Olson ~f„'~"f~e ~'~``'.o'ti~ rz~~o~a~~ 1111111 ~~I!! IIIli !1!111 Illlll 111! 1111 ill I Illlll 111 ~Illl !fl! lil! x~coxn~n-r~~QULS~r or FIRST AMERICAN TITLE AND ESCRO 113138163 f:tECTRONlCAI,LY RECORi)Ed • DO NOT REMOVE THE COUNTY STAMPED FIRST #'AGE AS 1T IS NOW INCORPORATED AS PART OF THE OR1GlNAL OOCtJMENT 4~AR i'd`TY ®E~® File No.: ~41fli-2091132 {Klr~ Date: December 24, 2D13 For Value Received, Volante investments LLLP, an Idaho lirr'fited liability limited partnership,~~ hereinafter referred to as Grantor, does hereby grant, laargain, seN and convey unto Madison Meridian LLC, a Washington limited liability eompany, hereinafter referred to as Grantee, whose current address is 1D51D P.E. IVorthup way, Ste 120, Kirkland, vuA 95033, the following described premises, situated in Ada County, Idaho, to wit: LEGAL DESCRIPTION: Real property In the County of Ada, State of Idaho, described as follows; Lots A and 2, in Block 1 of OLSON ANO BIJSIi IlVOt1S'TRIAL PARK, according to the plat thereof, tiled in 1$ook 4Ai of plats at Pages 3581 and 35BZ, records of Ada County, Idaho. LfeSS Atdf) EXCEPTING THEREFROM that portion conveyed to State of Idaho by ®eeds recorded as Instrunnent ~lo.'s 891186, 8911865 and reerecorded as 8913352, records of Ada County, Idaho. APN:R6S1A580D2D TO i1AVE AND TO HOLD the said premises, with their appurtenances, unto said Grantee, and to the Grantee's heirs and assigns forever. And the said Grantor does hereby covenant to and with the said Grantee, that the Grantor is the owner In fee simple of said premises; that said premises are free from all encumbrances except current years taxes, levies, and assessments, and except U.S. Patent reservations, restrictions, easements of record and easements visible upon the premises, and that Grantor will warrant and defend the same from all claims whatsoever. Page 1 of 3 AFTER RECORDING MAIL 70: Madison Meridian LLC 10510 N.E. Northup Way, Ste 120 Kirkland, WA 98033 File No.: 4101-2091132 (KS`} ELECTf20NICALLYRECORDED- DONOT REMOVE THE COilNTY STAMPED FIR5T PAGE AS D IS NOW INCORPDRATED A$ PART OF THE ORIGINAL DOCUMENT WARF~AN7"Y ®EE® Date: December 24, 2013 For Value Received, Volante Investments LLLP, an Idaho limited liability limited partnership, hereinafter referred to as Grantor, does hereby grant, bargain, sell and Canvey unto Madison Meridian LLC, a Washington limited liability company, hereinafter referred to as Grantee, whose current address is 10510 N.E. Northup Way, $te 120, Kirkland, WA 9$033, the following described premises, situated in Ada Caunty, Idaho, to wit; LEGAL DESCir'tIPTION. F~eal property in the County of Ada, State of Idaho, described as follows; Lot§ 1 and 2, in Block 1 of OL8ON AID BUSH INDUSTRIAL }SARK, according to the plat thereof, filed in Book 44 of Plats at Pages 3581 and 3582, records of Ada County, Idaho. LEBS AND EICCEPTING THEFtEFItOM that portion conveyed to State of Idaho by Deeds recorded as Instrument No."s 89118+54, 8911865 and re-recorded as 8913362, records of Ada County, Idaho. APN:Rb510580020 70 HAVE AND TO HOLD the said premises, with their appurtenances, unto said Grantee, and to the Grantee's heirs and assigns forever. And the said Grantor does hereby covenant to and with the said Grantee, that the Grantor is the owner in fee simple of said premises; that said premises are free from all encumbrances except current years taxes, levies, and assessments, and except LI.S. Patent reservations, restrictions, easements of record and easements visible upon the premises, and that Grantor wii! warrant and defend the same from all claims whatsoever. Page ~ of 3 APN: 86510580020 ~ Warranty Deed File No.: 4101w2691152 (i(Y) - continued Date: iZ/$4/2013 Volante Investrnents LLLP, an Idaho tim'tted IiabiliEy lirttited partnerip ,,, ~ it IRt. Van Autcer, ~., C~ener~t Partner STATE OF Idaho ) ss. COUNTY OF Ada ) On this %~, day of lgecernE~er, 2013 „before me, a Notary Public in and for said State, personally appeared Ronatd W. Van Aulcer, fir., known or identified to me to be one of the partners in the partnership of Volante investrnent§ LLLP, and the partner is one of the partners who subscribed said partnership name to the foregoing instrument, and acknowledged to me that he/she/they executed the same in said partnership name, In witness whereof, I have hereunto set my hand and affixed my official seal the day and year in this certificate first above written. ,~®®se6a~®af®® ~ti~ D' •~''~ ® Nota Public for the Sta f Idaho ® ®®®®,® ~~~~ ~ o ~ ~` ~a ®~' °~ Residing at: ID -,, , ' ~'• ,~p'CA~ ~ • ~ My Commission Expir s: 7 ~-~'D/~ .~e~ °~ ®; P U B 1,~G ~ o ~ ~'• °~ a®a ®° ®~~ eq 7,~ O ~ l~ ®0`®® Page 2 of 3 APN: 86510580020 warranty Deed Fle No.: x101-2091132 (FCY) :-continued Date: 12/24/2013 STATF OF Idaho ) ' ss. COUNTY OF Ada On this ~~6~!-' day of December, 2D1~ „before me, a Notary Public in and for said State, personally appeared Ftortal~ 1JV. Van Auker, 3r., known or identified to me to be one of the partners in the partnership of Volante Investments LLL,P, and the partner is one of the partners who subscribed said partnership name to the foregoing Instrument, and acknowledged to me that he/sheJthey executed the same in said partnership name. in witness whereof, I have hereunto set my hand and affixed my offlclal seal the day and year in this certificate first above written. ~r' ~ `+~'~~.E~ p®eo~®l~ ®~B ota ublic for the State oho °~~, o®®~' ®% ~+ °®,~p Residing at: ~ ID ~"-.. p~`AR y° My Commission Expire : °7~.~-/- ~/ ~ +' ~®~ e p u ~ ~,`~~' ,® $.~ ®. ,.~® ®e ®®~.,~ r~ o~ 19~ 0®~ Page 3 of 3 AFFIDr~VIT OF ~,EGAL II~TEI2E~T s~rATr or< I>oAxo COUNTY Ok ADA (name) ~ (address (city} (state) W being fast duly sworn upon, oath, depose and say: I. That I am the recozd owner of the property described on the attached, and I grant my pernlission to: 2528 N Sullivan Rd. Whipple Consulting Engineers, inc. Spokane Valley, WA 99216 (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 ar 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 applications}, Dated this day of ~ ~-- ~(.i~- 20 r-~ '~ (Signature} SUBSCRIBED AND SWORN to before me the day and year first above written. DEgC~l~ ~. METULLY NO i r~. ~' PUBL{G STATE Gr avwSHINGTON COMMISSION EX~'IFiI~S NOVEMBER 19. 2015 . ~p'U'Vt~G (Notary Pu for~Fc#~~~~UG-7~N Residing at: ~~> My Commission Expires: _ tt 1 tq' a-o~ s' 33 1/. Droadway Avenue, Suite 102 ® Meridian, Idaho 83b42 Phone: (208} 884-5533 Facsimile: (208) 888-G854 o Website: www.meridiancity.org (Rees. 02/US/2UI3) AFFIDAVIT ~F LE~A11 I~'TEItE,~'I' sTATE or iDAxo COUNTY OF ADA Q (name) (address) (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 any permission to: Carletti Architects 116 E. Fir Street, Suite A (mine) (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 hartnlcss from any clavn 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 giant permission to City of Meridian staff to enter the. subject property for the purpose of site inspections related to processing said application(s), bated this ~ ~~ day of,~~ l~- ~ , 2U (Signature) SUBSCRIBED AND SWORN to before ine the day and year first above written. DEBBi~ A. ME1'ULLY (Notary Pu lic for ~~~ STATE U% vVASHiNGTON Residin at: ~ C4MM1SSi0N EXPIRES g' __°~'~-___._ hIOVEMBER 19, 2015 My Commission Expires: ~t ~ 1 q ~ 2al s'" 33 F.. }3roadway Avenge, Suite ID2 e Dheridian, Idsiho 83642 Phone: (208) 884-5533 s Facsimile: (?.08) 885-6854 e Website: www.meridiancity.org (Rer. OZl08/Z013) Gs ~~~7/a. M9VGr 6m9~ ~ 1 n~ ~ 1 ~e ~~ SCALD: '!"=5C1t7' _- ~" @ 1 ~ ~ B i 9`11 C!A'T~: ~~ 1 1 /a2/1 ~ Ni ~1 R~ ITS c~~v ~w~o: n~MK ~~,~y ~~ ~' ~~ 4 `~ f~ ~ ~.~ `~`~ Meridian City Hali, Suite 102 ~~ 33 E. Broadway Avenue ~- Meridian, Idaho 83642 Community Development 208.887.2211 ~4ddress'Verificati®n Date: 11/19/13 The address information below has been researched and verified as correct by the City of Meridian Cor~nmunity Development Department. Project Name: Mattress Firm Retail i3uilding Address: 314$ E, Laf~ark St. Lot/Block/Sub: P®rti®ns ®f 1,2/1/®is®n ~ Bush Industrial Park Parcel Numbers: S®uthern porn®ns ®f R65105g0020 ge R65105g0012 Zip Code: g36~42 Notes: PEA pending 1) The address has been assigned based on avaiiable information. This address should be considered temporary. Final address to be assigned upon completion of development. 2} This address will be required to connect to municipal services per Meridian City Cade 9-1-4. _X_ Municipal water is available for connection at this location. ~X~, Municipal sanitary sewer is available for connection at this location. This property does not currently have municipal services avaiiable. 3} This is an existing structure that is currently connected to municipal services. ALL PLANS BEING SUBMITTED TO THE CITY OF MERIDIAN UVILL BE REQUIRED TO CLEARLY REFLECT THE CORRECT ADDRESS AND SUITE NUMBER (IF APPLICABLE) AS REFLECTED ABOVE. Address Verification Rev: 04/23/12 `~ ~~~ ~~ ~~~ ~. ~~ ~t'`.~~~. ti:3 (. ~c. E~t`~ii>~.9.?t"; ~~ .d~S~if'i 4C rr-';~` ~?_e C,A. November 5, ?013 WCE 1nI.Q, # 147 i Ada County Highway District 3775 Adams St• Garden City, Idaho 83714 Attn: Mindy Wallace, Pla.-v~er III Re: P~°opasecl i~LA on L:~nni•Ic Street )Drive, "West of Eagle lt2oad, l~/ter°idiari, )III Request for Second Access per Conditiotes fronn a Development Agt°eetrtettt Dated January 2~, X007; Discussion Document Dear Mindy: ThaTilc you for taking the tithe to talk with. n1e regardit7g the requizen7ents for a second access on .Lanark Street Drive. The Lots in question (Lots 1 and 2, Block I of tl•te Olson and 13t~sh Industrial Park, subdivision), see attached, were previously the subject of a Rezone front Light Industry t0 COt11111eI'Clal atld a resulting Developnent Agreement. The development agreement noted that the combined lots, associated with a specific site plan attached to the development agreement would be allowed one driveway as the original proposal included a single multi-stot°y building and associated parking on tl~e combined lots, A copy of the doctament is attached. In this instance, we are proposing a ALA which would allow the lots to be re-oriented east west in lieu of theit° eunertt condition which is north south. The reason for the current proposal has to do with the current retail proposal which is a 7,000 sf +lL building for Mattress FirmT"'T, a mattress only retail establisItrnent. No warehousing of inventory is provided on site, the Mattress 1~'irmT"t business model is to center a nuTnber of stores on a larger warehouse and deliver either same day or next day to the custoTner, So in this instance, the proposed building is display and sales only. The reminder lot, to the north would be far sale, for an unknown use at this tiTtne, but anticipated to be retail iT~ nature. The necessity for reorienting the lots to east west is caused in part by the access`latidscape and pathway easements along N. Nagle Road and E, Lanark Street. As spawn on the site plan attached, it would not be possible to construct the proposed retail facility with parking only on Lot l because of these cumberson~Te easements. It is expected that some shared driveway opportunities will exist with Lot 2, but because that tenarTt is unknown at this tin•Te we are requesting a second access be allowed to the reoriented lots. The access from lot 2 across lot 1 will occur via across-access easement and maintenance agreement. While access may be shared, the Mattress FirmTM store will generally only need the easterly driveway because of the liTnited trips associated with the use. fee the trip generation and parking analyses attached. ~~- y ~ t ,~ ~ ~ ~ ~ ~ ~at.t~ ~ 4 s fir} ".. ~ ~ ~ ~ ~ .}' ., t>z (-v =,~1C''t x. .., ~~?L~ ~~. ~~dlEf ~~,ti. € r~. ~~ ~u~~f_,~ ~.;" Ar° ~F ~f '-~ ,~< .~ . ~ ~ ~~ s C ~~~~ ~ .€.; ,~ `~~vt F}t~c~?. ~., ~ ~3-~e~~ ~' G-ki ;t?t €C .i.~i` 8 z r a::i~^'t:1~ ! ~ ~,. ci~c'Y ~ =€r t ~%3~~~ Ada County Highway District Discussion Document Proposed Driveways on Lots 1 and 2, Blk 1 of Olsen and Bush Subdivision Page 2 of 5 No~vernber 5, 2013 In our conversation, you indicated that E. Lanark Street had been upgraded from a local (industrial type} road to a Collector, after its initial construction, ~1e have reviewed ACHD's "2035 Planning and Functional Classification Map" and find this to be the case. It appears that E. Lanark Street has been upgraded to Collector between N. Eagle Road and N. Locust Grove Rd. However, at the present time, that portion of C. Lanark Street extending west from N. Eagle and that portinn of E. Lanark Street extending east from N. Locust Grove, are not on the sairie alignment and at this time are not connected as a thxough roadway. A collector roadway as defined by AASHT4 is generally a link from the higher order arterials to lower order local roadways and adjacent properties. As can be seen, within this reach between N. Eagle Road and N, Locust Grove Raad, E. Lanark Street serves as a link to North t3lson Road also a collector which provides access to E. Franklin Raad, a principal arterial Therefore, along this reach, E. Lanark Street must then either serve as a potential "short cut" route between N. Eagle Road and E. Franklin Road, which the traffic counts do not suggest, or it is intended to be a higher order land access facility. Nat deviating that much fa•om its local read mots. Review of Traffic Counts on E. Lanark Street west of Ea Ike Raad A review of the traffic counts an E. Lana~•lt Street, west of N. Eagle Road demonstrate the following rates, as shown on the ACRD traffic count portion of ACHD website. ADT = S6$ Total trips AM = FB = $ peak hour trips / WB = 30 peak hour trips PM = Eli - 27 peak hour trips / WB = 21 peak hour trips For the level of development on this reach, which is more industrial in nature with a miner retail center, these traffic counts would seem reasonable, although law for a collector roadway. As shown on the attached preliminary hip generation repot, the Mattress Firm TM as a furniriire type store would be expected to generate 2 AM trips. In the PM a reasonable generation rate would be 3 PM Peak hoax trips, the ADT far the Mattress FirmTM would be 36 average trips per day which is <_ 100 VDT noted in the standards. The addition or the development of the remaining space into a 7,$00 sf ~-1- retail store, would result in the additional generation of no AM Feak trips, 22 PM Peak and 346 Average Daily Trips. $ased an these generators it would be reasonable to expect little to no conflict between these driveways ar other driveways along E. Lanark Street in this reach. Ada County Ilighway District Discussion Document Proposed Driveways on Lots 1 and 2, Blk 1 of 41son and Bush Subdivision Page 3 of 5 l~ovember 5, 2083 Location of Driveways Pex Section 7200, it appears that driveways on the inbound leg on a Collector, as is this condition, should be located outside the "area of influence". 'V~hile we could not find a specific definition for "area of influence", we have taken its meaning to be outside of the zone that could result in spill back into the intersection and thereby affect the arterial through street. In this instance, and specifically far the easterly Mattress FirmTM driveway, there will be no impact as there are 2 AM Peak trips and in the PM Peak with I PM Peak trips entering and 2 PM Peak trips exiting. The lack of impact still holds. The distance from the centerline of N. Eagle Road to the centerline of the easterly driveway is 229.18 feet. The distance to the westerly requested driveway from N. Eagle Raad is 301.40 feet. The proposed separation between the two driveways is `12.22 feet, In this instance, as no user far Lat 2 has been identified, we have used "Specialty Retail" as the Land Use Code. Based on the second proposed westerly driveway, the impact to the area of influence in the AM Peak hour is shared with the easterly driveway. In this instance, if Lat 2 develops as retail, there will be little to no generation of trips in the AM as the AM Peak is outside the normal AM Peak time of between (6:30 AM to 8:00 AM, depending upon the specific location. PM Peak hour for the westerly driveway would be based on the PM Pealc trip generation of 10 YM Peak trips entering and 12. PM Peak trips exiting. We are going to assume that the exiting trips, would not have an impact on entering traffic, although side friction at the driveway may have same impact that cannot be specifically accounted for, but that does slaw the entering vehicle to 5 MPH+/-. Based on this, the trips at the Westerly driveway, at 301 ft of separation, should have no effect to the intersection of E. Lanark Street and N. Eagle Road. T3ecause of the nature and total trip volumes on E. Lanark Street, we believe that the presence of these two driveways, with the generation levels noted, will not impact trips on E. Lanark Street, the adjacent driveway to the west as well as the driveways apposing (none) an the south side of E. Lanark Street. This is mare clearly summed up when based on the number of entering vehicles in both the AM Peak hour from N. Eagle Road of 30 WB Peak trips and 21 PM Peak trips, we don't believe that the 3 PM Peak trips far the Mattress FirmTM driveway or the 22 PM Peak trips for the anticipated trips fax Lot 2 would in any way endanger the motoring public oz• access to and from any other driveways in this area. Existing Drivewavs As shown on the attached exhibit, E. Lanark Street between N. Eagle Road and N. Olson Road has the fallowing accesses, shown on Table 1, following. Ada County Highway District Discussion Dacuxnent Proposed Driveways on Lots 1 and 2, Blk 1 of Olson and Bush Subdivision Page 4 of 5 1Vovennber 5, 2013 :fable I - E. Lanark Street Driveway Summary between N. Eagle and N. Olson Roads ~. I.ana~rlc its°Ce~ Arr~nu~ west o~'Ne ~gl~ a~ad aid east ®f ~I, D1Smr~ Road ~umfua~ _ ~ Lot and Block o£ Number and size Driveway Distance to ~Distarlce to the the Olson and of Driveway Widths Nearest Nearest the West Bush l:Cidustrial Approaches Approach the (ft) Park East (ft Lot 1, Bilc 1 TBD, proposed 34' 229' to CL o£ 72' +/- shown N. Ea le Road Lot 2, Bik 1 TBD, proposed 30' 72' +/_ .m_ _ 33' +l- shown Lot 3, BIk 1 2 Easterly = 30' 33' +/- 112' +/- Westerly w 30' 112' +/- 50' +/- Lot 4, Blk 1 1 3Q' 50' +/- 180'+/- Lot S, Blk 1 1 140' +l- 180' +/- 145' +l- Lot 6, Blk 1 1 151' +/- 145' +/-. T$D Lot 1, Bllc 2 1 25' I22' +/- to CL of 72' +1- N~Eagle Road Lot 2, Blk 2 1 25' 72' +/- 180' +/- Lot 3, Blk 2 1 ~ 30' 1$0' +i- 114' +/~ Lot 4, Blk 2 2 Easterly = 30' 114' +/- 70' +/- Westerl = 44' 70' +/- I54' +/- Lot 5, Blk 2 1 25' 150' +l- 80' +I- Lot 6, B!k 2 2 Easterly = 25' 80' +/- 55' +/- V+resterly = 25' S5' +/- 82' to the CL of N. Olson Road Per the earlier definition, E. Lanark Street, a roadway between N. Eagle Road and N. Olson Avenue while a collector, is generally unable to meet the nexus for providing hierarchical access between Local road and arterials and therefore, is teclrrticaIly collector, with land access within this area as its pz~imary responsibility. It is true, that when, E. Lanark Street west of N. Eagle Road is connected as a through road, although not aligned properly, to that portion of E. Lanark Sti°eet east of N. Locust Grove Road, it may provide spacing on the'/2 to %a rt7ile as required. But development, topography and other constrai~rts such as the railroad to the north will forever limit its ability to provide hierarchical transportation access between Local Road and the lands accessed by these Tower class roadways and arterials, such as N. Eagle Road and N. Locust Grove Road. Therefore, as a developed roadway, E. Lanark Street, is while on the spacing requirements as outlined in ACl-1D policy, a higher order conveyor of traffic between arterials for Peak Hour relief or in place to provide adjacent land access. Tn reviewing Table i and the attached Driveway Exhibit 1, it is eiear that prior to its change to collector status, E. Lanark Ada County Highway District Discussion Document Proposed Driveways on Lots 1 and 2, Blk 1 of Olson and Bush Subdivision Page 5 of 5 l~avernber S, 2413 Street in fact did provide land access for its commercial, office and 'industrial uses and must remain in the same conciitian as no reasonable options exist for any other conclusion. 1"he type of access for Industrial Use vs. Retail Commercial Use can be misconstrued ifthe "highest" and "best use" for each development type are not realized. In this instance and in fact this proposal, while the higher use for Lots 1 and 2, Block 1 may have been a much higher generator and shown in the developrrient agreen~cnt, the eurrer<t proposal will be as a Mattress FirmTM, mattress retailer and a subsequent use such as a small xetail shop or small food service or other limited uses allowed under the code, but by na means the highest and best uses as may be found under the description of Commercial or Retail. Therefore, as noted, the separation between the easterly proposed driveway and N. Eagle Road of approximately 23U feet and the separation of approximately 7Q feet between the two proposed driveways, is clearly outside of the influence area of N. Eagle Road in both cases, and would not be expected to have a detrimental impact of any sort to the through movement of trips along N. Eagle Raad. We understand, that under a redevelopment scenario, wherein a driveway may generate a substantial amount of additional trips, beyond those noted here, that an additional analysis may be required, per ACRD requirements. We hope that your review of this limited scope Driveway Study will lead you to the conclusion that we have reached, that with the extremely law volumes that are currently experienced on E. Lanark Street Street, west of N. Eagle Road, and. even with the extension and completion ofthe collector link between N. Eagle Road and N. Locust Grove Road that the addition ofthe two proposed driveways as a part of this proposal will continue to have no effect to the intersection of N. Eagle Road or the adjacent ar cross street driveways within this area. 'We Look forward to your cursory review of this document and working with you to allow for the modification of the City of Meridian Development Agreement, between the City of Meridiani and Ronal t/an Auker. Thank you for your consideration and should you have any questions do not hesitate to call at ~1`~~~~;617 or email at toddw(c7whipplece.coin . Sincerely, Todd R. Whipple; I?,p §' ";e `6,x.~ President Enc. As Noted Cc; Owner File July 2S, 2013 Ben Goodmansen, E.LT. Whipple Consulting Engineers, Inc 2528 N, Sullivan Road Spokane Valley, OVA 992I6 ~IIA EI!'IAIL Re: Conceptual Access to SI-1[-SS (Eagle Road) Dear Mr. Goodmansen: (201 ~t3~~-~i3fJ0 itc1, ick~l~o.~c~st The Idaho Transportation Department (ITD) has reviewed the conceptual site plan. (attached) for the cotntnercial building on Lanark Street adjacent to SH-55 (Eagle Road). SH-55 is au access controlled roadway of statewide iznportanee. The cui7ent traffic voh~mes ave.°age ever 40,000 vehicles per day. ITD recently con5ti~ucted raised ~~dians en SH-55 to improve safety and operations. This letter is to inform you that the proposed access on SH-SS does not meet current ITD policy for driveway separation from a public street intersection. The intersection spacing requirement (attached table) identifies that the required spacing is 790-ft. The proposed access is o~tly about 270-ft from the Lanark Street intersection. A fiXll copy of the ITD policy can be found at ~. ., :~::~ ; ~t ~F: ... ~. ~_ 'Plus is a staff level decision based upon cu~~'ent policy. You have the option to appeal this decision to the District Engineer, Dave Jones PE, at the same address. There is no charge for an appeal. It only requires a formal letter with supporting documents. If you have any questions, you tray contact me directly at 334-8377. Sincerely, <, .. ~:~ r~ , ,. ~,, , Dave Szplett Development Services Manager C~sE`~,~_.11~1~US~;t1i3.f ~ iC~`#%£1_r_€3~: fl1 r z I I ~ ~ VdU L~: y Q ! ~ av~ .` ~_ ~ Z ., mn - ~ ~~ 7 d tt: a ~ s . r ® '^ ~ ~ Et ,I, i~ ~ N~ia Z z b r ~ E ~+` ` ~ r a ~ '. ~~r ~/ ILL. ~ ~ S ~4" v ~ ~7i ~ ~F ~ r ~~ 1 , t. I~ m ~~~; z tea ~-` ~~-- ~,. - _, _ --- ~%~ j 4 ! _ _ r=-;~ ___ - ~;~ ,, ~~ ,~ I _. .. _.. .. __.__._ ~. ~ 1 ~ . . , . Y~ 1 J r . a ~t..~. ._~. - __. _:. ~.. _ ~" p4/y ~~ ,~ .. _ _ ~; ~ ~ ,. w o ~ ~ !I I ti$t~a ~ I I ~ ~! ~: ~i ~ E~ pules ~~~ w ;I ;;~ IJa,n ~ ~ ,. ~ ~, i ~ ar3' ~ ~ ;, k 1 asp 1 .. ~. ~R, _._ _.__, t- x I. ~<ri _ ~ I t ~-~ a ~ n a3ro 1 ... _.. ,~ ,.~', G 5 E 1I ~ (xQJ .. f~: ~I ~ h i ~lI' 7 - ~ W - r (o, 1 1~ _. .;; _..~ ,,y .i ~ 5 4IC' ,_.~ ~ ~ a ~__ ~ s i k, f I ) !. ~ 1 I ?- - - r ~ r2 1 1 (.) C] w~Ay~ rr~~rvspat~r,~ri~~v ~~~~Rrr~Nr ~®~~~r No. a~-o,~a2-~2G~~ Highway Right-of-W~ey Er~crnachinents an Sfata Rights-of--Way Temporary & Proposed f?trle ttt~u~s i, ., ,.~... _. ~ e i~; tw~~ ~~ n ~~ ~.a_w.~.n..~.. ~.J~~ Slt~le~€IF;aawas' _ . --- F ---~ ~,.--~ C ~--q ro PR®J~~~' S~'TE ~: `; ,, ~`~ ~~ ~, ,. . , ,. __ _. ,~ '~' ~ 1 I ~ i i '~ a Iij !~ s 3.~ i,~„-, 20D~~f ~~ i i tl~~ 100m ~' (~`1013;M~pQues! - Parlipns (42013 ~tl~V f~~ ~ ~ ;~; ?, ~ 1 Develop~ne»f ,Services I~epart»7e~~t ProjectlFile: Lead Agency: Site address: Commission Hearing: Commission Approval: The applicant is requesting approval of a certificate of zoning compliance to allow for the construction of a 6,997 square foot retail mattress store on approximately 1.52 acres. The site is located at 3180 E. Lanark Street in Meridian, Idaho. City of Meridian 3180 1=. Lanark Street January 8, 2014 Consent Agenda January 8, 2014 Applicant: James Gallaugher Madison Meridian, LLC 10510 NE Northup Way STE. 120 Kirkland, WA 98033 Representative: Mark Krigbaum Carletti Architects 116 E. Fir Street STE. A Mt. Vernon, WA 98273 Staff Contact: Mindy Wallace Phone: 387-6178 E-mail: mwailacEracl•tdidal~o.org, A. indinq~ ® Fact i~escription of Application: The applicant is requesting approval of a certificate of zoning compliance to allow for the construction of a 6,997 square foot retail mattress store on approximately 1.52 acres. The site is located at 3180 E. Lanark Street in Meridian, Idaho. The applicant's proposal is consistent with the City of Meridian's Comprehensive Plan. 2. Clescription of Ad'acent Surrounding Area: Direction Land Use Zonin North Li ht IndustriaURailroad I-L South General Commercial C-G East Genera) Commercial C-G West General Commercial C-G MCZC-13-174/Mattress Firm 3. Site History: ACHD has not previously reviewed this site for a development application. 4. Transit: Transit services are not available to serve this site. 5. New Center Lane Miles: This development will not add any new center lane fine miles. 6. Impact Fees: There will be an impact fee that is assessed and due prior to issuance of any building permits. The assessed impact fee will be based an the impact fee ordinance that is in effect at that time. 7. Capital Improvements Plan (CIP)/ Integrated Five Year Work Plan (IFYWP): There are currently no roadways, bridges or intersections in the general vicinity of the project that are currently in the Five Year Wor{c Program or the District's Capital Improvement Plan (GP). °Traffi~ Firtdi~gs f®r ®n~ider~ti~n 1. Trip Generation: This development is estimated to generate 35 vehicle trips per day; 3 vehicle trips per hour in the PM peak hour, based on the Institute of Transportation Engineers Trip Generation Manual, 9`" edition. 2. Condition of Area Roadways Traffic Count is based on Vehicles per hour (VPH} Functional PM Peak PM Peak Existing Roadway Frontage Hour Hour Level Plus Classification Traffic Count of Service Project **Eagle Road 275-feet Principal 2,086 "F" "F" Arterial Lanark Street 250-feet Collector 27 Better than Better "D" than "D" * Acceptable level of service for afive-lane principal arterial is "E" (1,770 VPH). ** ACHD does not set level of service thresholds far State Highways. 3. * Acceptable level of service far atwo-lane collector is "D" (425 VPH). Average Daily Traffic Count (VDT) Average daily traffic counts are based on ACHD's most current traffic caunts. The average daily traffic count for Eagle Road north of I-84 was 58,102 on 4/16/2013. The average daily traffic count for Lanark Street west of Eagle Road was 568 on 3/13112. a F~ndin~s fir ®ni~raf~®~ eagle Roadl~N-55 Eagle Road is under the jurisdiction of the Idaho Transportation Department (ETD). The applicant, the City of Meridian, and 1TD should work together to determine if additional right-of-way ar improvements are necessary on Eagle Road/SH-55. 2. Lanark Sfiree~ a. Existing Conditions; sidewalk abutting the centerline). Lanark Street is improved with 2-travel lanes, and no curb, gutter ar site. There is 50-feet of right-of-way for Lanark Street (25-feet from MCZC-13-174/Mattress Firm Lanark Street across from the site is improved with valley gutter, limited vertical curb, and 5- foot wide detached and attached concrete sidewalks. b. Aolicy: Collector Street Policy: District policy 7206.2.1 states that the developer is responsible for improving all collector frontages adjacent to the site or internal to the development as required below, regardless of whether access is taken to all of the adjacent streets. Master Street Map and Typologies Policy: Distric# policy 7206,5 states that if the collector street is designated with a typology on the Master Street Map, that typology shall be considered for the required street improvements. If there is no typology listed in the Master Street Map, then standard street sections shall serve as the default. Street Section and Right-of~Way Policy: District policy 7206.5.2 states that the standard right-of-way width for collector streets shall typically be 50 to 70-feet, depending on the location and width of the sidewalk and the location and use of the roadway. The right-of-way width may be reduced, with District approval, if the sidewalk is located within an easement; in which case the District will require a minimum right-of~way width that extends 2-feet behind the back-of-curb on each side. The standard street section shall be 46-feet (back-of-curb to back-of-curb). This width typically accommodates a single travel lane in each direction, a continuous center left-turn lane, and bike lanes. Sidewalk Policy: District policy 7206.5.6 requires a concrete sidewalks at least 5-feet wide to be constructed on both sides of all collector streets. A parkway strip at least 6-feet wide between the back-of--curb and street edge of the sidewalk is required to provide increased safety and protection of pedestrians. Consult the District's planter. width policy if trees are to be placed within the parkway strip. Sidewalks constructed next to the back-of-curb shall be a minimum of 7-feet wide. Detached sidewalks are encouraged and should be parallel to the adjacent roadway. Meandering sidewalks are discouraged. A permanent right-of-way easement shat! be provided if public sidewalks are placed outside of the dedicated right-of-way. The easement shall encompass the entire area between the right- of-way line and 2-feet behind the back edge of the sidewalk. Sidewalks shall either be located wholly within the public right-of-way ar wholly within an easement. ACMD Master Street Map: ACHD Policy Section 3111.1 requires the Master Street Map (MSM} guide the right-of way acquisition, collector street requirements, and specific roadway features required through development. This segment of Lanark Street is designated in the MSM as an Industrial Collector with 2-lanes and on-street bike lanes, a 40-foot street section within 62-feet of right-of--way. c. Applicant Proposal: The applicant is not proposing any improvements to Lanark Street abutting the site. d. Staff Comments/Recommendations: The applicant's proposal does not meet District policy and should not be approved, as proposed. The applicant should be required to complete Lanark Street as a 40-foot street section with vertical curb, gutter, and 5-foot wide detached (or 7-foot wide attached) concrete sidewalk abutting the site. This is consistent with ACHD's prior actions on Lanark Street west of the site. A permanent right-of-way easement should be required for public sidewalks that are placed outside of the dedicated right-of-way. The easement shall encompass the entire area between the right-of-way line and 2-feet behind the back edge of the sidewalk. Sidewalks shall either be located wholly within the public right-of-way or wholly within an easement. MCZC-13-174/Mattress Firm 3. ~Iriveways 3.1 Lanark Street a. Existing Conditions: There are no existing driveways from the site on to Lanark Street. b. Policy: Access Policy: District Policy 7205.4.1 states that all access points associated with development applications shall be determined in accordance with the policies in this section and Section 7202. Access points shall be reviewed only for a development application that is being considered by the lead land use agency. Approved access points may be relocated and/or restricted in the future if the land use intensifies, changes, or the property redevelops. District Policy 7206.1 states that the primary function of a collector is to intercept traffic from the local street system and carry that traffic to the nearest arterial. A secondary function is to service adjacent property. Access will be limited or controlled. Collectors may also be designated at bicycle and bus routes, Driveway Locat[on Policy (Stop Controlled Intersection): District policy 7206.4.4 requires driveways located on collector roadways near a STOP controlled intersection to be located outside of the area of influence; OR a minimum of 150-feet from the intersection, whichever is greater. Dimensions shall be measured from the centerline of the intersection to the centerline of the driveway. Successive Driveways: District policy 7206.4.5 Table 1, requires driveways located on collector roadways with a speed limit of 25 MPH and daily traffic volumes greater than 200 VTD to align or offset a minimum of 245-feet from any existing or proposed driveway. Driveway Width Policy: District policy 7206.4.6 restricts high-volume driveways (100 VTD ar more} to a maximum width of 36-feet and low-volume driveways (less than 100 VTD) to a maximum width of 30-feet. Curb return type driveways with 30-foot radii will be required for high-volume driveways with 100 VTD or more. Curb return type driveways with 15-foot radii will be required for low-volume driveways with less than 100 VTD. Driveway Paving Policy: Graveled driveways abutting public streets create maintenance problems due to gravel being tracked onto the roadway. !n accordance with District policy, 7206.4.6, the applicant should be required to pave the driveway its full width and at least 30- feet into the site beyond the edge of pavement of the roadway and install pavement tapers in accordance with Table 2 under District Policy 7206.4.6. c. Applicant's Proposal: The applicant is proposing to construct 2 full access driveways onto Lanark Street. The driveways are proposed as follows: • One 25-foot wide driveway located approximately 230-feet west of Eagle Road (measured centerline to centerline). • One 25-foot wide driveway located approximately 300-feet west of Eagle Road (measured centerline to centerline). The driveways are proposed to offset by 70-feet. d. Staff Comments/Recommendations: The applicant's proposal does not meet Successive Driveway Policy, which requires driveways to align or offset by 245-feet, However, staff recommends a modification of policy to allow the driveways to be located as proposed. This site is part of Olsen and Bush Industrial time and up until the adoption of the MSM on as a local industriallcommercial roadway. As Park Subdivision final platfed in 1978. At that January 11, 2010 Lanark Street was classified such, local industrial/commercial roadways do MCZC-13-174/Mattress Firm not have successive driveway offset requirements. This is reflected in the lot frontages that have development on Lanark Street. Most of the lots are 140 to 200-feet wide and are already built out with existing driveways. The width of the lots that front on Lanark Street make it very difficult if not impossible to meet the required offset of 245-feet. Because of this, staff recommends a modification of policy to allow for local industrial street spacing requirements to be applied to Lanark Street between Eagle and Locust Grove Roads. 4. Tree Planters Tree Planter Policy: Tree Planter Policy: The District's Tree Planter Policy prohibits all trees in planters less than 8-feet in width without the installation of root barriers. Class 11 trees may be allowed in planters with a minimum width of 8-feet, and Class I and Class III trees may be allowed in planters with a minimum width of 10-feet. 5. Landscaping Landscaping Policy: A license agreement is required for all landscaping proposed within ACHD right-af--way or easement areas. Trees shat! be located no closer than 10-feet from all public storm drain facilities. Landscaping should be designed to eliminate site obstructions in the vision triangle at intersections. District Policy 5104.3.1 requires a 40-foot vision triangle and a 3-foot height restriction on all landscaping located at an uncontrolled intersection and a 50-foot offset from stop signs. Landscape plans are required with the submittal of civil plans and must meet all District requirements prior to signature of the final plat and/or approval of the civil plans. 6. ®ther Access Lanark Street is classified as a collector roadway. Other than the access specifically approved with this application, direct lot access is prohibited to this roadway. !~. ite specific C®nditi®ns ®f Appr®val 1. Complete Lanark Street as one half of a 40-foot industrial street section with vertical curb, gutter, and 5-foot wide detached (or 7-foot wide attached} concrete sidewalk abutting the site. 2. Provide a permanent right-of-way easement for public sidewalks located outside of the dedicated right-of-way. The easement shall encompass the entire area between the right-of--way line and 2- feet behind the back edge of the sidewalk. Sidewalks shall either be located wholly within the public right-af-way or wholly within an easement. 3. Construct one 25-foot wide full access driveway onto Lanark Street located 230-feet west of Eagle Road, as proposed, Pave the driveway its full width at least 30-feet into the site beyond the edge of pavement with 15-foot radii. 4. Construct one 25-foot wide full access driveway onto Lanark Street located 300-feet west of Eagle Road, as proposed. Pave the driveway its full width at feast 30-feet into the site beyond the edge of pavement with 15-foot radii. 5. Payment of impacts fees are due prior to issuance of a building permit. 6. Comply with all Standard Conditions of Approval. . tar~dar C®ndit~®ns ®~ Appr®val ~. All irrigation facilities shall be relocated outside of the ACND right-of-way. 2. Private Utilities including sewer or water systems are prohibited from being located within the ACRD right-of-way. 3. In accordance with District policy, 7203.3, the applicant may be required to update any existing non-compliant pedestrian improvements abutting the site to meet current Americans MCZC-13-174/Mattress Firm with Disabilities Act (ADA) requirements. The applicant's engineer should provide documentation of ADA compliance to District Development Review staff for review. 4. Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the construction of the proposed development. Contact Construction Services at 387-6280 (with file number) for details. 5. A license agreement and compliance with the District's Tree Planter policy is required for all landscaping proposed within ACHD right-of-way or easement areas. 6. Alf utility relocation costs associated with improving street frontages abutting the site shall be borne by the developer. 7. It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The applicant at no cost to ACRD shalt repair existing utilities damaged by the applicant. The applicant shall be required to call DlGLINE (1-811-342-1585) at least two full business days prior to breaking ground within ACRD right-of-way, The applicant shall contact ACRD Traffic Operations 387-6190 in the event any ACHD conduits (spare or filled) are compromised during any phase of construction. 8. Utility street cuts in pavement (ess 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 numbers) for details. 9. All design and construction shall be in accordance with the ACHD Policy Manual, ISPWC Standards and approved supplements, Construction Services procedures and all applicable ACRD Standards unless specifically waived herein. An engineer registered in the State of Idaho shad prepare and certify ail improvement plans. 1Q. Construction, use and property development shall be in conformance with ail applicable requirements of ACRD prior to District approval for occupancy. 11. No change in the terms 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 ACRD. The burden shall be upon the applicant to obtain written confirmation of any change from ACRD, 12. if the site plan or use should change in the future, ACHD Planning Review will review the site plan and may require additional improvements to the transportation system at that time. Any change in the planned use of the property which is the subject of this application, shall require the applicant to comply with ACHD Policy and Standard Conditions of Approval in place at that time unless awaiver/variance of the requirements or other legal relief is granted by the ACRD Commission. ~'. ~~nclusi®ns ®f Law The proposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval are satisfied. 2. ACHD requirements are intended to assure that the proposed use/development will not place an undue burden on the existing vehicular transportation system within the vicinity impac#ed by the proposed development. a ~~a~en~~ MCZC-13-174/Mattress Firm 1. Vicinity Map 2. Site Pfan 3. Utility Coordinating Council 4. Development Process Checklist 5. Request for Reconsideration Guidelines MCZC-93-974/Mattress Firm Vicinity Map MCZC-13-174/Mattress Firm Site Plan ~ , I~ 1 _ _ __ cx7sTU~ rutefrono Attf_5.5 _.. I , I ~~ ~ !^I,~r i ~ ~ ~ 7 ~ - -r it A J ~ ~'IJRE~ a' :_ I ~. i~ p, ~~ ~I ~ `#j 7 r ~" f ~ UtLpiNb ~ ~ ~' i I ' ~ J ~t ~.. ~ i __ .._ I wwv~+ t :'Yip:. i. d, ~~;:::~. ~ :: ~ wnar R rasraem • ~ .~ ~'=~''=' ~ f y - - I !>~:' ;: F`' SS a. ~ i ~ ~ 't {• ~ ~ ~ i~ (, , ~t m I I dRAPGi3'£p ~ ~ ~ ~ ~ I j, • '~-..~''K . 11 ~~' it 69s7'r6P ~ ' ~ a i j 1 ~ 1s .~ . ~.- . ~ . .. ; ~. ~. • I i : LANARk HTli£E7 `~ ~_~0- arxc=_i ~.~ =aas.:s.: ~-ao =.~.: =co^1'=s=4=_;, ?~c_sel-.~.~~ec~=~~~_.. «._..k~.-~ g MCZC-13-174/Mattress Firm ~4da Counfiy Ufiilifiy ~oordinafiing ~ouncif Developer/Local Improvement District Right of Way Improvements Guideline Request Purpose: To develop the necessary avenue for proper notification to utilities of local highway and road improvements, to help the utilities in budgeting and to clarify the already existing process. 1) Notification: Within five (5) working days upon notification of required right of way improvements by Highway entities, developers shall provide written notification to the affected utility owners and the Ada County Utility Coordinating Council (UCC}. Notification shall include but not be limited to, project limits, scope of roadway improvements/project, anticipated construction dates, and any portions critical to the right of way improvements and coordination of utilities. 2} Plan Review: The developer shall provide the highway entities and all u#ility owners with preliminary project plans and schedule a plan review canference. Depending an the scale of utility improvements, a plan review conference may not be necessary, as determined by the utility owners. Conference notification shall also be sent to the UCC, During the review meeting the developer shall notify utilities of the status of right of wayleasement acquisition necessary for their project. At the plan review conference each company shah have the right to appeal, adjust and/or negotiate with the developer on its own behalf. 1=ach utility shall provide the developer with a letter of review indicating the costs and time required for relocation of its facilities. Said letter of review is to be provided within thirty calendar days after the date of the plan review conference. 3} Revisions: The developer is responsible to provide utilities with any revisions to preliminary plans, Utilities may request an updated plan review meeting if revisions are made in the preliminary plans which affect the utility relocation requirements. Utilities shall have thirty days after receiving the revisions to review and comment thereon. 4) Final Notification: The developer will provide highway entities, utility owners and the UCC with final notification of its intent to proceed with right of way improvements and include the anticipated date work will commence. This notification shall indicate that the work to be performed shall be pursuant to final approved plans by the highway entity. The deveioper shall schedule a preconstruction meeting prior to right of way improvements. Utility relocation activity shall be completed within the times established during the preconstruction meeting, unless o#herwise agreed upon. Notification to the Ada County UCC can be sent to: 50 S. Cole Rd. Boise 83707, or Visit iducc.com for e-mail notification information. 10 MCZC-13-174/Mattress Firm Development Process Checklist Items Completed to ®ate: ®Submit a development application to a City or to Ada County ®The City or the County will transmit the development application to ACHD ®The ACRD Planning Review Section will receive the development appiica#ion to review ®The Planning Review Section will do one of the following: ^Send a "No Review" fetter to the applicant stating that there are no site specific conditions of approval at this time. ^Write a Staff Level report analyzing the impacts ofi the development on the transportation system and evaluating the proposal for its conformance to District Policy. ®Write a Commission Level report analyzing the impacts of the development on the transportation system and evaluating the proposal for its conformance to District Policy. Items to be completed by Applicant: ^For ALL development applications, including those receiving a "No Review" letter: • The applicant should submit one set of engineered plans directiy to ACRD for review by the Development Review Section for plan review and assessment of impact fees. (Note: if there are no site improvements required by ACHD, then architectural puns may be submitted lot purposes of impact fee assessment.} • The applicant is required to get a permit from Construction Services (ACHD) for ANY work in the right-of- way, including, but not limited to, driveway approaches, street improvements and utility cuts. ^Pay Impact Fees prior to issuance of building permit. Impact fees cannot be paid prior to plan review approval. DID YOU REMEMBER: Construction (Non-Subdivisions) ^ Driveway or Property Approach{s) • Submit a "Driveway Approach Request" form to ACRD Construction (for approva! by Development Services & Traffic Services}. There is a one week turnaround for this approval. ^ Working in the ACHD Right-of-Way • Four business days prior to starting work have a bonded contractor submit a "Temporary Highway Use Permit Application" to ACHD Construction -Permits along with: a) Traffic Control Plan b) An Erosion & Sediment Control Narrative & Plat, done by a Certified Plan Designer, if trench is >5d' or you are placing >600 sf of concrete or asphalt. Construction (Sufdivisions) ^ Sediment & Erasion Submittal • At least one week prior to setting up aPre-Construction Meeting an Erosion & Sediment Control Narrative & Pian, done by a Certified Plan Designer, must be turned into ACHD Construction to be reviewed and approved by the ACHD Stormwater Section. ^ Idaho Power Company • Vic Steelman at Idaho Power must have his IPCO approved set of subdivision utility plans prior to Pre-Con being scheduled. ^ Final Approval from Development Services is required prior to scheduling aPre-Con. 11 MCZC-13-174/Mattress Firm Regtaest f®r Rec®n~iderati®n ®f ~®mmissi®n Asti®n 1. Request for Reconsideration of Commission Action: A Commissioner, a member of ACRD staff or any other person objecting to any final action taken by the Commission may request reconsideration of that action, provided the request is not for a reconsideration of an action previously requested to be reconsidered, an action whose provisions have been partly and materially carried out, or an action that has created a contractual relationship with third parties. a. Only a Commission member who voted with the prevailing side can move for reconsideration, but the motion may be seconded by any Commissioner and is voted on by all Commissioners present. If a motion to reconsider is made and seconded it is subject to a motion to postpone to a certain time. b. The request must be in writing and delivered to the Secretary of the Highway Dis#rict no later than 3:00 p.m. on the day prior to the Commission's next scheduled regular meeting following the meeting at which the action to be reconsidered was taken. Upon receipt of the request, the Secretary shall cause the same to be placed on the agenda for that next scheduled regular Commission meeting. c. The request for reconsideration mus# be supported by written documentation sefting forth new facts and information not presented at the earlier meeting, or a changed situation that has developed since the taking of the earlier vote, or information establishing an error of fact or law in the earlier action. The request may also be supported by oral testimony at the meeting. d. If a motion to reconsider passes, the effect is the original matter is in the exact position it occupied the moment before it was voted on originally. It will normally be returned to ACRD staff for further review. The Commission may set the date of the meeting at which the matter is to be returned. The Commission shall only take action on the original matter at a meeting where the agenda notice so provides. e. At the meeting where the original matter is again on the agenda for Commission action, interested persons and ACRD staff may present such written and oral testimony as the President of the Commission determines to be appropriate, and the Commission may take any action the majority of the Commission deems advisable. f. If a motion to reconsider passes, the applicant may be charged a reasonable fee, to cover administrative costs, as established by the Commission. '12 MCZC-13-174/Mattress Firm IC~ist~r 1li~il ~.. r ~ ~ ~ _ ~,~~._ _._ _~_ d.._~.~ ~~.~~u_~~ ~_..,_ __. ~._~_ From: Kristy Vigil Sent: Monday, January 13, 2014 12:21 PM To: 'Peter Carletti'; Will Thomsen (will@carlettiarchitects.com) Subject: Mattress Firm Attachments: Administrative Design Review Checklist 02-13-2013,pdf; Certificate of Zoning Compliance checldist.pdf; Administrative Review application 2-08-2013.pdf Hi Peter & Will, I have reviewed the SP, LP, & checklists and need the following: .~ Revised application -owner and page two as requested earlier (see attached}~" ® Design review narrative (see attached checklist} 4` ® Recorded warranty deed (still have from Volante Investments} ® Affidavit of legal interest (see attached CZC checklist}.~ ~ Photometric report; ® Please revise the site plan as follows: o Revise the building footprint to be consistent with the proposed elevations°~ o Add dimensions for all sidewalks, etc. ~~'@`4 o Revise note 11. Chainlink is prohibited.~`~~~ o Include detail of bi!<e park facility. ~~°~~/ Include bicycle stalls required and provided in the calculations table~F` Revise zoning district to C-G.~ Please revise the landscape plan as follows: o The two trees located on the south side of the building are shown off-site (in ROW). Please relocate the trees on site on the plan.:~.~~'"`~ v~3 Add dimensions (I need because I am not using a scaled drawing for the review). '"~ The plan needs to be stamped and signed by landscape architect, qualified nurseryman, or landscape designer.~~~~ o Include the site triangles on the plan ~~'~r o Include the tree class and the following symbols in the planting schedule: PF, HL,TF, Y, FP, I<, & SS. o Include calculations table on the plan. o The junipers included on the plan to mitigate the building mass are blocking the windows. Please relocate on the plan, Please email me the revised plans and required documents. 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