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Y i CITY CLERK FILE CHECKLIST Project Name: Cavanaugh Contact Name: Wayne Forrey Date Received from Planning and Zoning Department: File No. CUP 07-017 Phone: 939-5263 August 27, 2007 Planning and Zoning Level: Hearing Date 0 Transmittals to agencies and others: _ ❑X Notice to newspaper with publish dates: ❑ Certifieds to property owners: ❑ Planning and Zoning Commission Recommendation Notes: City Council Level: ❑ Transmittals to agencies and others: ❑ Notice to newspaper with publish dates: ❑ Certifieds to property owners: ❑ City Council Action: ❑ Findings / Conclusions / Order received from attorney on: Findings / Conclusions / Order. Approved by Council: - Copies Disbursed: - Findings Recorded Development Agreement: ❑ Sent for signatures: ❑ Signed by all parties: ❑ Approved by Council: ❑ Recorded: ❑ _ Copies Disbursed: 1 Ordinance No. ❑ Approved by Council: Notes: 1'Zz-Us- 1--2 �t-orr Resolution No. ❑ Recorded: Deadline: 10 days ❑ Published in newspaper: ❑ Copies Disbursed: October 18, 2007 1-Oct-07 and August 28, 2007 15-Oct-07 ❑ Approve ❑ Deny Hearing Date: and ❑ Approve ❑ Deny Resoludona: Onginal Res/Copy Cert. Minutebook Copy Res / Cqy Cart. CIV CIeM1 City Enpnear City Pl— QV A—y staling Codriers Project FA Deputy Clerk Copy Res / Or g-1 Cert. A. County (CPAs) Applcant(non-CPAs) Recorded Ordnances. Onginal Minutebook Copies to Ciy Clerk Stare Tax Comm. Slate Treaslrer, Aud N1. A55esscr srernng codrer� Ci ty Attorney City Engineer Ciy Planner Projectfile App4-1(if appl.J Deputy Clerk Flndnps / Orders: Ltiginal. Minutebook copiest Applicant Prcjecl 6 1e Ciy Engineer City Planner Qty Amy Deputy CIeM1 •• R—d V—don Flndnps ^ Recorded Development Ayreemenb: Q'igmal Flraproof FAa Copies to Api,4 Project file Clty Engineer Clty Planner DityAwrnay Cep.ty Clan CITY OF C�ml j'jIj, j a TRANSMITTALS TO AGENCIES FOR COMMENTS ON IDAHO DEVELOPMENT PROJECTS WITH THE CITY OF MERIDIAN Tf,:," i,f-- s,Jo insure that your comments and recommendations will be considered by 1903 the Meridian Planning and Zoning Commission please submit your MAYOR I comments and recommendations to Meridian City Hall Tammy de Weerd CITY COUNCIL MEMBERS Keith Bird Joseph W. Borton Charles M. Rountree David Zaremba CITY DEPARTMENTS City Attorney/HR 703 Main Street 898-5506 (City Attorney) 898-5503 (HR) Fax 884-8723 Fire 540 E. Franklin Road 888-1234/fax 895-0390 Parks & Recreation 11 W. Bower Street 888-3579/fax 898-5501 Planning 660 E. Watertower Lane Suite 202 884-5533/fax 888-6854 Police 1401 E. Watertower Lane 888-6678/fax 846-7366 Public Works 660 E. Watertower Lane Suite 200 898-5500/fax 898-9551 - Building 660 E. Watertower Lane Suite 150 887-2211 / fax 887-1297 - Wastewater 3401 N. Ten Mile Road 888-2191/fax 884-0744 - Water 2235 N.W. 8th Street 888-5242/fax 884-1159 Attn: Will Berg, City Clerk, by: October 11, 2007 Transmittal Date: August 28, 2007 File No.: Hearing Date: October 18, 2007 RZ 07-014, PP 07-015, CUP 07-017 Request: Public Hearing - Rezone of 30.08 acres from R-8 to C-N (13.59 acres) & TN-C (16.49 acres) zones; Preliminary Plat for 518 lots consisting of 443 single-family residential bldg lots; 1 residential bldg lot consisting of 32 apartment units; 8 residential bldg lots consisting of 61 future condo units; 4 mixed use lots consisting of commercial retail on the 1st floor w/ 12 residential lofts on the 2nd floor; 9 commercial bldg lots, 1 school bldg lot, 1 civic/social hall lot, 46 common lots & 5 other lots on 177.43 acres in C-N, TN-C, TN-R & R-8 zones; and a Conditional Use Permit approval to convert the existing Caven home into a civic/social hall in an R-8 zone for Cavanaugh By: Kastera Development, LLC Location of Property or Project: SEC of S. Meridian Road and E. Victory Road Steve Siddoway (no FP) David Moe (no FP) Wendy Newton-Huckabay (No FP) Michael Rohm (No FP) Tom O'Brien (No FP) Tammy de Weerd, Mayor Charlie Rountree, C/C Joe Borton, C/C Keith Bird, C/C David Zaremba C/C Water Department Sewer Department Sanitary Services(No VAR, VAC, FP) Building Department / Rich Greene Fire Department Police Department City Attorney City Engineer City Planner Parks Department Economic Dev. (CUP only) Your Concise Remarks: Meridian School District (No FP) Meridian Post Office(FP/PP only) Ada County Highway District Ada County Development Services Central District Health Nampa Meridian Irrig. District Settlers Irrig. District Idaho Power Co. (FP,PP,CUP) Qwest (FP/PP only) Intermountain Gas (FP/PP only) Bureau of Reclamation (FP/PP only) Idaho Transportation Dept. (No FP) Ada County Ass. Land Records Downtown Projects: Meridian Development Corp. Historical Preservation Comm. South of RR / SW Meridian: NW Pipeline New York Irrigation District Boise-Kuna Irrigation District CITY HALL 33 EAST IDAHO AVENUE MERIDIAN, IDAHO 83642 (208) 888-4433 CITY CLERK - FAX 888-4218 FINANCE & UTILITY BILLING - FAX 887-4813 MAYOR'S OFFICE - FAX 884-8119 Printed on recycled paper RECEIVED Hearing Date: October 18, 2007 AUG 2 7 2007 City Of Meridian File No.: RZ-07-014 City Clerk Office Project Name: Cavanaugh Request: Rezone of 30.08 acres from R-8 to C-N (13.59 acres) & TN-C (16.49 acres) zones, by Kastera Development LLC. Location: 465 E. Victory Road, southeast corner of S. Meridian Road and E. Victory Road, in Section 30, T.3N., R.IE. File No.: PP-07-015 Request: Preliminary Plat for 518 lots (consisting of 443 single-family residential building lots; 1 residential building lot consisting of 32 apartment units; 8 residential building lots consisting of 61 future condo units; 4 mixed use lots consisting of commercial retail on the first floor with 12 residential lofts on the second floor; 9 commercial building lots, 1 school building lot, 1 civic/social hall lot, 46 common lots, and 5 other lots on 177.43 acres in C-N, TN-C, TN-R, & R-8 zones. File No.: CUP-07-017 Request: Request for CUP approval to convert the existing Caven home into a civic/social hall, in an R-8 zone. File No.: MI-07-011 Request: Development Agreement modification to address the new neighborhood center plan and conversion of the existing Caven home into a civic/social hall. CO DEVELOPMENT" August 9, 2007 Honorable Mayor Tammy de Weerd and Meridian City Council Members City of Meridian 33 East Idaho Avenue Meridian, Idaho 83642-2300 RE: Modifications to the Tanana Valley property to allow Smart Growth Traditional Neighborhood Center redevelopment. Dear Mayor Tammy de Weerd and Meridian City Council Members: Kastera Development has purchased the Tanana Valley Subdivision from Farwest Development Company. This subdivision is located on the southeast corner of Victory Road and Meridian Road and is approximately 177 acres in size. There is an existing home on this property which is identified as Lot 1 Block 9 on the old preliminary plat. We have renamed this project Cavanaugh and we will be upgrading and improving this project to Kastera standards which are well beyond your expectations for this property. In accordance with Meridian's Unified Development Code and several positive meetings we have had with your Planning Department staff, we are submitting five applications to implement smart growth development on this property. Enclosed with this letter are applications for modifications to the Preliminary Plat; a Conditional Use Permit; Rezone; a Planned Sign Program; and Modifications to the Development Agreement. Our modified development plans will achieve your desire for a high quality Traditional Neighborhood Center and workforce housing south of I-84. We will be increasing the number and size of parks and open space; plus converting the existing home on the property to a Civic Center/Social Hall. Overall our redevelopment plans will increase affordable workforce housing, provide walkable retail services, and reduce traffic in Meridian. Plus our redevelopment plan generates significantly more taxable revenues for the City of Meridian. Cavanaugh will be positive smart growth redevelopment. Please proceed to process our applications concurrently. Respectfully, W Wayne S. Forrey, AICP Authorized Agent for Kastera, LLC 15711 Highway 55 • Boise, ID 83714 • Ph: 208.939.5263 • Fax: 208.939,8170 CITY OPi-` �ri an 7 JDAHO r' Planning Department COMIVIISSION & COUNCIL REVIEW APPLICATION Type of Review Requested (check all that apply) ❑ Annexation and Zoning ❑ Comprehensive Plan Map Amendment ❑ Comprehensive Plan Text Amendment ® Conditional Use Permit ❑ Conditional Use Permit Modification ❑ Design Review ❑ Final Plat ❑ Final Plat Modification ❑ Planned Unit Development ® Preliminary Plat ❑ Private Street ® Rezone ❑ Time Extension (Commission or Council) ❑ UDC Text Amendment Modification to Development Agreement) Planned Sign Program Information Applicant name: ❑ Other STAFF USE ONLY: File number(s): K� D1-OK PP-01-015, CAJP'1- 01-1 1 MI-01- 011 Project name: Cayana-vclll Date filed: 8'1'Sro� Date complete: Assigned Planner: Sonyat,, Wg.++P r S Related files: Hearing date: JA-%-0 *Commission ❑ Council lI4i Phone: 208-939-5263 Applicant address: 15711 State Highway 55 Boise Idaho Zip: 83714 Applicant's interest in property: ®Own ❑ Rent ❑ Optioned ®Other Community Developer Owner name: DBSI Tanana Valley LLC Phone: 208-939-5263 Owner address: 15711 State Highway 55 Boise Idaho Zip: 83714 Agent name (e.g., architect, engineer, developer, representative): Wayne S. Forrey, AICP Firm name: Kastera Development, LLC Phone: 208-939-5263 Address: 15711 State Highway 55 Boise Idaho Zip: 83714 Primary contact is: ®Applicant ®Owner ❑ Agent ❑ Other Contact name: Wayne S. Fogey Phone: 208-939-5263 E-mail: wayne forreyna kastera com Fax: 208-939-8170 Subject Property Information Location/street address: SE comer of Victoa and Meridian Rds 465 East Victory Road, Meridian, Idaho 83642 Assessor's parcel number(s): S1130212450 S1130121110 S1130233725 and S1130234000 Township, range, section: Section 30, T3N R1E Total acreage: 177.432 (Assessor Records) Current land use: Residential/Agricultural Current zoning district: R-8 TN-R C-N 660 E. Watertower Lane, Suite 202 • Meridian Idaho 83642 Phone: (208) 884-5533 • Facsimile: (208) 888-6854 • Website: www.meridiancity.org 1 Project Description Project/subdivision name: Residential = "Cavanaugh" Neighborhood Center = "The Boardwalk at Cavanaugh" General description of proposed project/request: Redevelopment of the previously approved Tanana Valley project into a neighborhood based smart growth planned community. Proposed zoning district(s): C-N TN-C TN-R, R-8 Acres of each zone proposed: C-N = 13.6 acres TN-C = 16.5 acres TN-R = 10.4 acres, R-8 = 137.4 acres. Type of use proposed (check all that apply): ® Residential ® Commercial ® Office ❑ Industrial ® Other Education, Public/Quasi-Public, Recreation. Amenities provided with this development (if applicable): Clubhouse, Parks, Water Features, Plazas, Swimming Pool Pathways Sport Courts Art and Sculptures Youth Play Structures Civic Center/Social Hall, Transit Center. Who will own & maintain the pressurized irrigation system in this development? Nampa/Meridian Irrigation District Which irrigation district does this property lie within? Nampa /Meridian Irrigation District Primary irrigation source: Ridenbaugh Canal Secondary: Existing Irrigation Well Square footage of landscaped areas to be irrigated (if primary or secondary point of connection is city water): 33 5,000 SF(+-) Residential Project Summary (if applicable) Number of residential units: 548. Number of building lots: 456. Number of common and/or other lots: 35 Proposed number of dwelling units: 1 Bedroom: 10. 2 or more Bedrooms: 538 Minimum square footage of structure(s) (excl. garage): 900 SF Proposed building height: 35' to 45' Minimum property size (s.f): 3 208 Detached- 900 Attached Average property size (s.f.): 7000(+-) Gross density (Duiacre-total land): 3.08. Net density (DU/acre-excluding roads & alleys): 4.76. Percentage of open space provided: 17.7% Acreage of open space: 31.48Ac. Percentage of useable open space: 17.7%. Type of open space provided in acres: Parks pathways landscape areas recreation facilities active open space = 31 48Ac. Type of dwelling(s) proposed: ® Single-family ® Town homes ® Duplexes ® Multi -family ® Workforce Non-residential Project Summary (if applicable) Number of building lots:J13 (4 shared w/ Commercial uses) Other lots: 16 - for a total of 29 Gross floor area proposed: 400,000 Existing (if applicable): 13,000 sf Custom Home Hours of operation (days and hours): 7 days per week, 24 hours Building height: 45' maximum Percentage of site/project devoted to the following: Landscaping: 15.2% (4.6ac) Building: 21.3% (6.4ac) Paving: 63.5% (19.1ac) Total number of employees: 830 Maximum number of employees at any one time: +51/o, 872 Number and ages of students/children: Estimated & 100, ages 12 to 18. Seating capacity: Unknown at this time. Total number of parking spaces provided: 958 Number of compact spaces provided: none at this time Authorization Print applicant name: Wayne S. Forrm AICP Applicant signature: Date: August 9, 2007 660 E. Watertower Lane, Suite 202 • Meridian, Idaho 83642 Phone: (208) 884-5533 • Facsimile: (208) 888-6854 • Website: www.meridiancity.org 2 (Rev. 9121106) Cavanaugh Redevelopment Applications By Kastera LLC Conditional Use Permit Narrative — Page 1 of 8 In early 2007, Kastera LLC purchased the Tanana Valley subdivision from Farwest LLC. Part of the total land acquisition included the custom home owned by Jerry and Muriel Caven. Farwest had considered demolishing the home and replacing it with standard subdivision lots. This was unacceptable to Kastera. As soon as Kastera LLC closed on the property, we began new master planning to achieve a more traditional neighborhood with a mix of housing types and costs, plus neighborhood services. We also knew that we should preserve the 13,000 square foot Caven home and redevelop the site as a community center and unique public gathering place. During several internal workshops with Meridian's planning and development staff, we all agreed that the best way to preserve the Caven home for neighborhood and public use would be to apply for a Conditional Use Permit to allow a "Civic/Social" Hall type land use (Meridian Unified Development Code Table 11-2A-2). Therefore, in the spirit of preservation and adaptive reuse of a truly remarkable structure, Kastera LLC hereby submits an application for a Conditional Use Permit to convert the Caven home into a unique neighborhood community center as a Civic/Social Hall. Kastera proposes to preserve the Caven home and convert it into a gathering place for neighborhood and community events. The Civic/Social Hall will be available for public and private neighborhood gatherings, meetings, weddings, relaxation, spa, banquets, parties, picnics, seminars, and recreation. It will have a commercial grade kitchen providing food services for these and other various gatherings. Because of the size of the Social/Civic hall, Kastera envisions that multiple functions can occur during the same time. Areas within the facility can be used by Cavanaugh residents while public events are also held. Some of the key elements of the Cavanaugh Civic/Social Hall include ■ Owned and managed by Kastera LLC or one of its affiliated business partners, and/or the Cavanaugh Homeowners Association. ■ Food and beverage service licensed by the City of Meridian. ■ Building code upgrades as necessary for public gatherings. ■ Full compliance with Meridian development and building codes for public gatherings. ■ Facilities to include library, commercial kitchen, banquet room(s), recreation rooms, computer rooms, meeting rooms, swimming pool, tennis court, spa, barbecue and picnic facilities, patios and decks, large lawn areas, restrooms, storage rooms and garage. • Anticipated capacity for outdoor events is estimated to be 300 people. ■ Anticipated capacity for indoor events is estimated to be 100 people. Conditional Use Permit Narrative — Page 2 of 8 ■ Sufficient parking for facility needs as required by the City of Meridian. ■ Residents of Cavanaugh will have primary use and priority reservation of the Civic/Social Hall subsidized by Homeowner Association dues. ■ For -profit and not -for -profit business use within the facility in tandem with neighborhood use. A look Inside the Caven Home (Cavanaugh Social/Civic Hall) Jerry Caven, a successful entrepreneur, began his career as a teacher in Boise, Idaho where he lived most of his life. In 1965, Jerry started his first McDonald's franchise which has led to a variety of restaurant chains throughout the region. In his youth, he set a conscious asset goal that he would someday own "a home with a fireplace." Jerry and his wife Muriel decided to build a home in Meridian where they could raise their five children. They wanted the very best architecture available at the time. They selected Darrel McMillan of Sun Valley, Idaho. The home took 5 years to build. Construction started in 1978, and the Caven family moved into their new home in 1983. Over the years, Jerry has operated several businesses in Boise, one of which was a small construction company which meant that Jerry was the construction superintendent on his own home. The home incorporates over 450 tons of hand cut stone from Steen Mountain near Sun Valley, Idaho. The stone was rail shipped from Blaine County to Meridian. The home features an extensive use of select grade oak. At that time the very best source of oak in the United States was located in Floyds Knob, Indiana. Twenty-five railroad flat cars of rough oak were shipped from Indiana to Boise where it was graded and milled specifically for this home. There is a large amount of I-beam steel in the home design. A massive fireplace on the second level features hand stacked stone with a single rock in the center that weighs over two tons. This stone was hand selected and hand positioned by the Caven family. The fireplace is suspended in a hanging design using steel supports twice the size of railroad ties, because Jerry never wanted to see a crack in any masonry joint. The quality of construction throughout the home is immaculate. Second level fire place Master bathroom Conditional Use Permit Narrative — Page 3 of 8 The home has been visited by architects from all over the world to appreciate its unique design and construction. The home is considered to be among the very best example of quality construction and design in the United States. The home incorporates a modern design true to the 1970 period, and is a fantastic example of organic architecture. It draws from an obvious influence from the work the great American architect, Frank Lloyd Wright. View of the pool and home .r Back yard view of the home The home will be used as an anchor for the design of Cavanaugh. The home exudes many design qualities that will be encouraged to be repeated in the structures at Cavanaugh. The following pages include a listing of twenty one (21) unique design features at the Caven home that will be used as a reference throughout the Cavanaugh Architectural Guidelines. I. The play of light/shade using cantilevers, overhangs, balconies, and pergolas. Consider the imagery cast by shadows. 2. Basic geometric masses horizontal in perspective or features that are horizontal in aspect. Horizontal perspective Variety of textures 3. A variety of texture in massive planes. 4. Low pitched roofs with large overhangs and intersecting roof planes. Conditional Use Permit Narrative — Page 4 of 8 Expansive glass under large overhangs Repeating patterns 5. Repeating patterns in beam work and materials. 6. Integration of interior and exterior spaces through the use of: skylights, captured views, atriums, exterior materials visually continuing to interior spaces, transparent walls to patio areas, expansive glass. Atrium with skylights Uourtyard with continued views 7. Architecture designed around specific captured views. 8. Transom windows at the ceiling line bringing in generous amounts of natural light. Uaptured view of the pool and Treasure Valley Transom windows Conditional Use Permit Narrative — Page 5 of 8 9. Shadow walls designed to screen windows, and windows recessed into the building envelope. The majority of the windows are facing north to maximize energy efficiency. 10. Mature landscaping strategically placed to provide shade, privacy, and beauty. Recessed windows and shadow walls Mature landscaping for privacy and shade 11. Porte cocheres. 12. Exterior spaces that blend with the site and surrounding architecture. Porte Cochere Exterior pool and patio tiered with the site 13. Joints that appear disconnected by a gap that casts shadow (floating ceilings). 14. Massive structural components. 15. Stone walls at the Caven home use Trail Creek stone. The natural stone is used as a structural component applied with minimal or no grout lines. In Cavanaugh, stone must have a structural appearance and not a veneer look. Stone is not permitted to terminate at an outer corner, but must wrap around and continue to a point of intersection at an inside corner. Conditional Use Permit Narrative — Page 6 of 8 16. Materials are true to their nature. Exposed timbers are weathered and stained to enhance the natural tones of the wood. Stone appears structural. 17. Exposed aggregate concrete provides a variety of texture. 18. A modern mix of colors; finished industrial products may use bright colors in contrast to natural materials in subtle earth tones. 19. Exposed redwood timber in a smooth finish. 20. Smooth finished stucco. 21. Copper edging, caps and accents. Jerry Caven has been an exceptional figure in our community. He has operated his businesses with honesty and integrity. Jerry and Muriel have been generous in their contributions to the community and have offered time and resources to ministry work locally and internationally. The Caven family was very pleased to learn that Kastera is preserving their home by converting it into a one -of -a -kind Community Center and Civic/Social Hall. It will stand as a tribute to their family and Kastera's commitment to preservation and sustainable redevelopment. A look Inside Or anic Architecture (Cavanaugh Design Theme) The term "Organic Architecture" was invented by the great American architect, Frank Lloyd Wright. He is considered, by many, the true father of organic design. "So here I stand before you preaching organic architecture: declaring organic architecture to be the modern ideal and the teaching so much needed if we are to see the whole of life, and to now serve the whole of life, holding no `traditions' essential to the great TRADITION. Nor cherishing any preconceived form fixing upon us either past, present or future, but —instead —exalting the simple laws of common sense —or of super -sense if you prefer —determining form by way of the nature of materials..."- Frank Lloyd Wright, An Organic Architecture, 1939 The principles of organic architecture will be implemented at Cavanaugh. Organic architecture, difficult to specify in exact features, is expressed better in emotion. It is recommended that architects involved at Cavanaugh continue their education using the vast amount of literature available on the subject. Frank Lloyd Wright's philosophy of architecture was an extension of the teachings of his mentor Louis Sullivan whose slogan "form follows function" became the mantra of modern architecture. Louis Sullivan stated, `By speaking generally, outward appearances resemble inner purposes." Frank Lloyd Wright changed his mentor's slogan to "form and function are one", using nature as the ultimate example of this integration. Wright inspired a movement that has spread throughout the world. Conditional Use Permit Narrative — Page 7 of 8 Frank Lloyd Wright said, "For me, what an artist is, is a person who transforms nature by looking at nature, passing it through the soul, and in the expression of what the soul experiences in nature, something more natural than nature itself emerges." Using nature as inspiration, a building or design must grow from the inside out weaving form and function. Organic architecture is not an imitation of nature, but rather, incorporates nature's principles to build forms that mirror the beauty and complexity of nature. The architecture creates a marriage with the context of the site as opposed to forcing itself upon its surroundings. Structures display an honest expression of function and a respect for natural properties of the materials, yet also allow for an expression of individuality. Prank Lloyd Wright's Falling Water The Jerry Caven Home A classic example of organic architecture. Converted to the community center for Cavanaugh. Theorist David Pearson proposed a list of rules for organic architecture. It is known as the Gaia Charter for organic architecture and design. It reads: "Let the design: • be inspired by nature and be sustainable, healthy, conserving, and diverse. • unfold, like an organism, from the seed within. • exist in the "continuous present" and "begin again and again". • follow the flows and be flexible and adaptable. • satisfy social, physical, and spiritual needs. • "grow out of the site" and be unique. • celebrate the spirit of youth, play and surprise. • express the rhythm of music and the power of dance." In his book, New Organic Architecture: The BreakingWave, David Pearson instructs: "Organic architecture is rooted in a passion for life, nature, and natural forms, and is full of the vitality of the natural world with its biological forms and processes. Emphasizing beauty and harmony, its free -flowing curves and expressive forms are sympathetic to the human body, mind, and spirit. In a well -designed "organic" building, we feel better and freer. Conditional Use Permit Narrative — Page 8 of 8 Inspired by the non -linearity and creative forces of nature and biological organisms, organic architecture is visually poetic, radical, idiosyncratic and environmentally aware; it embodies harmony of place, person and materials. Organic architecture is multi -faceted, free and surprising. Yet its myriad images, ever changeable and overlapping, all grow and flower form the same seed --the inspiration of nature. "Green" or sustainable architecture is evolving fast, too, but there is a danger that, instead of being the vanguard of a new, holistic architecture, it will become engrossed in high-tech and energy -saving issues. Few eco-architecture projects go beyond these parameters to explore the deeper world of spiritual expression and organic form where the wonder and sensual beauty of the natural world are combined with essential practical needs of economy, efficiency, and conservation. What is now coming, as the Breaking Wave, is a new architecture that expresses the union of organic inspiration and truly sustainable design. Patterns and forms in nature, such as the spiral and fractal, are products of internal laws of growth and of the action of external forces, such as sun, wind, and water. Architects learn to use natural forms from observing living structures: trees, bones, shells, wings, webs, eyes, petals, scales, and microscopic creatures. They are the very forms of life and growth and have been key inspirations in organic architecture, whether for ornament, as in Art Nouveau, structure, as with Gaudi, or metaphor, as with Makovecz." The design vision for Cavanaugh embodies organic architecture. Cavanaugh will certainly become the most organic neighborhood in Meridian and perhaps the Northwest! END Cavanaugh Conditional Use Permit Exhibit A A-o ORGi, ZONING ITgNIC �9 VAN U� 4 R ZONING LOT 1 BLOCK 34 flTENNIS IIIII�' , = PARKING — _—� AREA #3 IWOPARING - �° SPACES M. \ 450, STREET FRONTAGE ►'`---� _ _ R-8 ZONING rnnditional Use Permit Site Plan for Cavanaugh SocigCivic Hall Kastera LLC 15711 SH55, Boise, Idaho 83714 Prepared by: Ben Haught and Wayne S. Forrey R-8 ZONING FRANK LLOYD STREET SCALE 0 50 100 Scale: 1"=100' August 7, 2007 DEVELOPMENT TM (208) 939-LAND Cavanaugh Development Applications Conditional Use Permit - Landscape Plan — Page 1 of 9 The site that Kastera proposes to redevelop into a Civic/Social Hall is an existing home with mature landscaping, mature shrubbery, mature trees, mature flower beds, substantial fencing, perennial screening plus extensive lawn areas. The entire site is served by underground sprinkling systems and drip irrigation systems. The level of existing landscaping at the Caven home and grounds meets or exceeds the landscaping requirements of the City of Meridian given the property size, parking requirements and street frontage. Here is a summary of information to answer the questions posed on page two of the Meridian CUP Application pertaining to the Landscape Plan: • Date, scale, north arrow, and project name: Please see the attached site plan of the Civic/Social Hall. • Names, addresses, and telephone numbers of the developer and the person and/or Firm preparing the plan: Ben Haught, Kastera Development, 15711 SH 55 Boise, Idaho 83714 (208) 939-5263 plus John Breckon, Breckon Land Design, PO Box 44465 Boise, Idaho 83711 (208) 376-6528. • Existing natural features such as canals, creeks, drains, ponds, wetlands, floodplains, high groundwater areas, and rock outcroppings. Please see the attached site plan of the Civic/Social Hall. • Location, size, and species of all existing trees on site with trunks 4 inches or greater in diameter, measured 6 inches above the ground. Indicate whether the tree will be retained or removed. Please see the attached site plan of the Civic/Social Hall. • A statement of how existing healthy trees proposed to be retained will be protected from damage during construction: Construction has been completed. Therefore all of the existing trees will be preserved and protected. • Existing buildings, structures, planting areas, light poles, power poles, walls, fences, berms, parking and loading areas, vehicular drives, trash areas, sidewalks, pathways, stormwater detention areas, signs, street furniture, and other man-made elements. Please see the attached site plan of the Civic/Social Hall. • Existing and proposed contours for all areas steeper than 20% slope. Berms shall be shown with one foot contours. Please see the attached Preliminary Plat which shows the contours of the Civic/Social Hall area. • Sight Triangles as defined in 11-3A-5 of this ordinance. Please see the attached site plan of the Civic/Social Hall. • Proposed landscaping with tree locations only: Please see the attached site plan of the Civic/Social Hall. • Proposed screening structures: Please see the attached site plan of the Civic/Social Hall. • Calculations of project components to demonstrate compliance with the requirements of this ordinance, including: Conditional Use Permit - Landscape Plan — Page 2 of 9 ❑ Number of street trees and lineal feet of street frontage: Here is a summary of the existing landscaping at the Caven home area which is the subject of this Conditional Use Permit application: ■ 98 mature deciduous trees, in a variety of species, size 10 inch caliper and larger. ■ 42 mature coniferous trees in a variety of species, size 10 inch caliper and larger. ■ 24 small to medium size deciduous trees in a variety of species, 5 to 10 inch caliper. ■ A total of 164 healthy, growing trees on the site. ■ The existing trees predominantly include: Pinus nigra — Austrian Pine, Platanus x acerifolia — London Planetree, Acer rubrum — Red Maple, Betula pendula — European Birch, Gleditsia triacanthos inermis — Thornless Honey Locust. ■ Over 170 small, medium and large mature shrubs in a variety of species planted within 25 large shrub beds. ■ 12 large flower beds containing a variety of spring, midsummer and fall plantings. ■ 3 small flower beds containing a variety of annuals and perennials. ■ Hundreds of perennial flowers and bulbs intermittent throughout the site. • Over 4 acres of manicured lawn turf, shady and sunny functional areas. ■ Concrete curbing, asphalt pathways, off street parking and maintenance facilities all screened and complementary to the landscaping. • There is no lineal footage of street existing frontage. This is an isolated parcel on a private driveway. However our site plan for the Civic/Social Hall anticipates 970 feet of new street frontage to provide public access and parking. ❑ Width of street buffers (exclusive of right-of-way): Expected to be at least 50 feet wide. ❑ Width of parking lot perimeter landscape strip: Expected to be at least 50 feet wide. ❑ Buffer width between different land uses: Expected to be at least 50 feet wide. ❑ Number of parking stalls and percent of parking area with internal landscaping: Expected to be at least 90 parking stalls with internal landscaping at 12%. ❑ Total number of trees and tree species mix: There are a total of 164 healthy, growing trees on the site. The mix of species is about 70% deciduous and 30% coniferous and/or evergreen. ❑ Mitigation for removal of existing trees, including number of caliper inches being removed.• No trees or shrubs are proposed to be removed. If a tree dies, it will be replaced. Reduction of the landscape plan (8 % " x I]'): Please see the attached site plan of the Civic/Social Hall. Building elevations showing construction materials: Please see the color photographs on the following pages which show the building elevations and construction materials. Electronic version of the site plan, landscape plan, & building elevations in PDF format submitted on a disk with the files named with project name & plan type (i. e. site plan, landscape plan, elevations, etc). We encourage you to submit at least one color version for presentation purposes: Please see attached electronic file. If applying for approval of a public school, provide additional information as required by the Public School Facility supplemental checklist per §67--6519: Not Applicable. Conditional Use Permit - Landscape Plan — Page 3 of 9 Kastera proposes to retain each of the existing trees, shrubs and flower beds at the Caven homesite. We propose to utilize the site as a Civic/Social Hall without disturbing any of the existing landscape materials. Because the site already has an outstanding level of mature landscaping, Kastera will preserve and protect the existing landscaping and support facilities, plus make additional landscape plantings as necessary. On the following pages are photographs taken at ground level. You can easily see that the Cavanaugh Civic/Social Hall meets the intent of Meridian's landscaping requirements. This same level of landscaping will be protected and preserved as part of the Civic/Social Hall complex. Aerial Photograph showing the existing Cavanaugh property. On the following pages are photographs of the existing landscaping at Cavanaugh. Conditional Use Permit - Landscape Plan — Page 4 of 9 MR .y r r'l W� 47 NIfl4 WWI I Ilia Mature Trees inside the wrought iron and stone pillar fencing. JUNL aciVss ine canal the landscaping becomes lush. Conditional Use Permit - Landscape Plan — Page 5 of 9 ivotice the manicured lawns behind the entry gate. l IIC rocx ana ianascapmg blend harmoniously together... organic! Berms, lawns, shrubbery, flower beds and trees complement the area. Conditional Use Permit - Landscape Plan — Page 6 of 9 These weeping specimen trees provide dramatic landscaping interest. upngnt trees closer to the home provide visual variety. ,31uuo eeas provide visual interest and texture. Conditional Use Permit - Landscape Plan - Page 7 of 9 Curbing defines the lawn areas and landscape beds. V al1GL1Gs ui ueciauous ana comters all complement each other. -- • --- __-... LIL%,111DJUV... yvu see attractive outdoor landscaping. Conditional Use Permit - Landscape Plan — Page 8 of 9 Beyond the pool is a tennis court behind the rock wall. 1. V t,l%,q-, LilV, siu uu ueus, pianter poxes and toundation plantings. Conditional Use Permit - Landscape Plan — Page 9 of 9 Sunny lawn areas for parties and outdoor games. luvvii aivanp, badue areas ana places for picnics and parties. END Cavanaugh Redevelopment Applications By Kastera LLC Preliminary Plat Application Narrative — Page 1 of 1 In early 2007, Kastera LLC purchased the Tanana Valley subdivision from Farwest LLC. Part of the total land acquisition included the custom home owned by Jerry and Muriel Caven. Farwest had considered demolishing the home and replacing it with standard subdivision lots. This was unacceptable to Kastera. Also, Farwest did not master plan a true neighborhood village center to provide services, workforce housing and employment. There were homes right next to a state highway intersection. Kastera felt that this area was better suited to a master planned neighborhood center to implement the new Meridian Comprehensive Plan. As soon as Kastera LLC closed on the property, we began new master planning to achieve a more traditional neighborhood with a mix of housing types and costs, plus neighborhood services and employment. We also knew that we should preserve the 13,000 square foot Caven home and redevelop the site as a community center and unique public gathering place. During several internal workshops with Meridian's planning and development staff, we all agreed that the best way to redevelop this property was by submitting a modified Preliminary Plat that reflected the new vision of Kastera Development. Therefore, in the spirit of preservation and adaptive reuse of a truly remarkable property, Kastera Development hereby submits an application for a Modified Preliminary Plat to address the new village center neighborhood commercial plan and conversion of the Caven home into a unique neighborhood community center as a Civic/Social Hall. Some of the key improvements and enhancements of the Cavanaugh modified Preliminary Plat include: • An outstanding one of a kind Civic/Social Hall for public and neighborhood gatherings through preservation of an existing home. • A fully integrated Village Center incorporating commercial services, workforce housing, employment, recreation, worship, education and leisure. Kastera desires to set a standard for good neighborhood center development to demonstrate the viability of Meridian's Comprehensive Plan. • Same number of dwelling units as Tanana (548) but an increase in square footage of developed open space, plus extra pathways and a true village center. ■ Four foot bridges over the Ridenbaugh Canal to interconnect the neighborhoods. ■ Two community water play parks: Splash Park for children, pool for teens and adults. ■ A workable mixture of housing types (affordable to executive custom) to implement Meridian's Comprehensive Plan. • Public Transit center and walkable neighborhoods, based on smart growth planning. ■ True neighborhood scale planning to create identity and uniqueness for Meridian. ■ Preservation of existing trees and extensive landscape plantings to beautify and give variety to this neighborhood. Please see the modified Preliminary Plat for Cavanaugh which has been included in this application submittal. 8/29/2000 10/7/2003 11 /15/2006 6/12/2006 5/8/2000 9/18/2006 6/26/1996 3/20/2007 7/21 /1998 5/31 /2001 4/30/2007 1 /28/2002 5/23/2006 7/6/2005 7/10/2002 10/21 /2002 6/9/2003 5/30/2006 8/29/2005 11/25/2002 4/16/2001 2/22/1999 12/17/2002 6/4/2003 8/14/2000 8/1 /1992 2/20/1997 5/19/1998 3/10/2006 10/23/2006 9/15/1997 10/2/1997 10/28/1998 10/28/1998 7/1 /1998 4/26/1999 5/21/1997 11 /1 /1993 6/17/1997 1 /10/2003 7/21 /1997 5ubd�..-�sion, Dune g(FSU�k�on� 20 CASTLEBURY SUB NO 01! 20 CASTLEBURY SUB NO 02 20 CASTLEBURY WEST BUSINESS PARK SUB 20 CASTLEBURY WEST SUB NO 01 20 CASTLETON SUB 20 CASTLEWOOD SUB CASWELL AND SLOANS SUB 19 CATALINA MANOR SUB 20 CATALPA SUB CATES SUB CATHEDRAL PARK TOWNHOMES NO 01 CATHEDRAL PARK TOWNHOMES NO 01 AMEND CATHEDRAL PARK TOWNHOMES NO 02 CATHERINE PARK 19 CATTAIL SUB 20 CAVALLO ESTATES SUB 20 CAVANAUGH SUB 20 CAVICA SUB 20 CAYENNE CORNER SUB 20 CAYMUS COVE SUB 20 CAYUSE CREEK ESTATES SUB CAYUSE CREEK ESTATES SUB AMEND CEDAR HEIGHTS SUB CEDAR HILL SUB CEDAR HOLLOW TOWNHOUSES 20 CEDAR SPRINGS SUB NO 01 20 CEDAR SPRINGS SUB NO 02 20 CEDAR SPRINGS TOWNHOMES SUB 20 CEDARCREEK SUB 20 CEDAREDGE SUB CEDARWOOD SUB CEDITH ESTATES SUB 20 CEDRO GLEN ESTATES SUB 19 CELEBRATION ESTATES SUB 20 CELESTIAL VILLAGE SUB NO 01 20 CEMENT FALLS PARK SUB 20 CENTENARIO SUB CENTENNIAL SUB CENTENNIAL SUB NO 02 19 CENTERS SUB CENTRAL SUB CENTRAL VALLEY CORPORATE PARK NO 01 CENTRAL VALLEY CORPORATE PARK NO 02 CENTRAL VALLEY CORPORATE PARK NO 03 CENTRAL VALLEY CORPORATE PARK NO 04 19 CENTRAL VALLEY CORPORATE PARK NO 05 19 CENTRAL VALLEY CORPORATE PARK NO 06 20 CENTREPOINTE SUB 20 CENTREPOINTE SUB NO 02 CENTURY LANDMARK CENTER SUB CENTURY LANDMARK CENTER SUB NO 02 19 CENTURY LANDMARK CENTER SUB NO 03 19 CENTURY LANDMARK CENTER SUB NO 04 19 CENTURY LANDMARK CENTER SUB NO 05 19 CENTURY LANDMARK CENTER SUB NO 06 19 CESSNA LANDING SUB CHAD SUB 19 CHADWICK SUB 19 CHALLENGER PLACE SUB 19 CHAMBERLAIN ESTATES SUB 19 CHAMBERLAIN ESTATES SUB NO 02 CHAMBERS SUB CHAMP SUB 20 CHAMPION PARK SUB NO 01 19 CHANDLER SUB Page 15 of 93 Amy Woodruff J HOWARD JJ ENGINEERIN HOWARD JJ ENGINEERIN Dave Yorgason ENGINEERING NORTHWE Ramon Yorgason ENGINEERING NORTHWE Ron Sargent TEALEYS LAND SURVEYI Cally Velasquez MARKS LAND SURVEYING LARRY KOERNER MTC INC Penelope Riley TREASURE VALLEY ENGI RICHARD PAVELEK TEALEYS LAND SURVEYI Cara Duskey HUBBLE ENGINEERING It Thomas Fassino J-U-B ENGINEERS INC Glen Smallwood B & A ENGINEERS INC Joe Canning B & A ENGINEERS INC Kammie Oates LANDMARK ENGINEERIN Dave Short W & H PACIFIC J-U-B ENGINEERS INC J-U-B ENGINEERS INC Daren Fluke J-U-B ENGINEERS INC Shawn Nickel LAND CONSULTANTS INC Kent Brown BRIGGS ENGINEERING It DEVELOPMENT SERVICES INC/ Jean Cariaga HUBBLE ENGINEERING II Russ Hepworth THE LAND GROUP INC Chuck Tookey Maxey Tookey Architects L Richard Pavelek TEALEYS LAND SURVEYI TEALEYS LAND SURVEYING TEALEYS LAND SURVEYI RT NAHAS CO HUBBLE ENGINEERING It Pete Lounsbury QUADRANT CONSULTINC Pete Lounsbury QUADRANT CONSULTINC BLWD LLC BRIGGS ENGINEERING It LB INDUSTRIES INC BRIGGS ENGINEERING It BRIGGS ENGINEERING It RICHARD PAVELEK TEALEYS LAND SURVEYI KENT BROWN PATRICK TEALEY KEVIN HOWELL ETUX KEVIN HOWELL ETAL Brian D Graham PATRICK TEALEY http://www. adaweb.net/devserv/survey/Subnames_files/sheet001. htm BRIGGS ENGINEERING It TEALEYS LAND SURVEYI TEALEYS LAND SURVEYI ENGINEERING NORTHWE TEALEYS LAND SURVEYI 8/13/2007 Page 1 of 3 You replied on 5/2/2007 2:40 PM. Ben Haught From: David Couch [dscouch@adaweb.net] Sent: Wed 5/2/2007 10:41 AM To: Ben Haught Cc: Subject: RE: SUBDIVISION NAME RESERVATION Attachments: May 2, 2007 Ben Haught J-U-B Engineers RE: Subdivision Name Reservation: PROSPECT PEAK SUBDIVISION Dear Applicant, At your request, I will reserve the name "PROSPECT PEAK SUBDIVISION" for your project. I can honor this reservation only as long as your project is in the approval process. Final approval can only take place when the final plat is recorded. Sincerely, David J. Couch, PLS Ada County Surveyor For procedure on reserving subdivision names go to: htttti_//www.adawe_b.net deyserv, surveyLRubname.htm Checkout the list of subdivision names at: httpAwww aadaweb. net%devsery surveyjsubnames.htm From: Ben Haught [mailto:ben_haught@kastera.com] Sent: Tuesday, May 01, 2007 9:39 AM To: David Couch Subject: RE: SUBDIVISION NAME RESERVATION Thank you for correcting the spelling of CAVANAUGH. I really like the name OLD PEARL. In my mind, it's significantly different from PEARL STATION CONDO. But, if OLD PEARL doesn't work, how about PROSPECT PEAK. I know there's a PROSPECTOR SUB, but we really like these names. Thanks for the help. From: David Couch [mailto:dscouch@adaweb.net] Sent: Mon 4/30/2007 4:45 PM To: Ben Haught Cc. Connie Tennant Subject: RE: SUBDIVISION NAME RESERVATION The subdivision name "PEARL" has been used. (PEARL STATION CONDO) Please look at the subdivision name database for duplicates or sound alikes. The database has been changed to reflect the new spelling of CAVANAUGH from the old spelling of KAVANAUGH. The name is reserved for your project. avid Couch Ada County Surveyor From: Ben Haught [mailto:ben_haught@kastera.com] Sent: Thursday, April 26, 2007 10:31 AM To: David Couch https://mail. kastera. com/exchangelben_haughtllnboxlRE: %20 SUBDIVISION%20NAME... 8/13 /2007 Page 2 of 3 Subject: RE: SUBDIVISION NAME RESERVATION Hello David, We have decided on the name Old Pearl for the subdivision previously discussed. JUB Engineers is still the surveyor/engineers, and the legal description: A PORTION OF SECTIONS 27, 28 & 33. T. 5N., R. 1E., B.M., EAGLE, ADA COUNTY, IDAHO. If Old Pearl is available, we would like to reserve it instead of Prominent Views. Thomas Fassino previously reserved the name Kavanaugh for a project located at the SE Corner of Victory and Meridian Road. The parcel numbers are S1130212450, S1130233725, S1130234000 and the legal description is the North '/ of Section 30 T3N, R1 E (182 acres). JUB is still the surveyor/engineers. We were under the impression that the name spelling was changed from Kavanaugh to Cavanaugh and have already started marketing the project as Cavanaugh. Can we correct this spelling mistake? We are submitting our phase 1 final application next week and our document say Cavanaugh. If at all possible, we would like to correct the spelling before the paper work reaches Ada County. If you have any questions, feel free to call me at (208) 350-3378. 1 understand you are on vacation this week. I'll give you a call next week to confirm things. Thank you for the help. From: David Couch [mailto:dscouch@adaweb.net] Sent: Fri 4/20/2007 8:07 AM To: Ben Haught Subject: RE: SUBDIVISION NAME RESERVATION April 20, 2007 Ben Haught ]-U-B Engineers RE: Subdivision Name Reservation: PROMINENT VIEWS SUBDIVISION Dear Applicant, At your request, I will reserve the name " PROMINENT VIEWS SUBDIVISION" for your project. I can honor this reservation only as long as your project is in the approval process. Final approval can only take place when the final plat is recorded. The subdivision name "TPAILHEAD" is not available. Sincerely, David J. Couch, PLS Ada County Surveyor For procedure on reserving subdivision names go to: htto://www adaweb netLde rWr—V/sur-V9yLRsubnarne.htrn Check out the list of subdivision names at: h�;//www.adaweb net/devserv/survey/subnames htm From: Ben Haught [mailto:ben_haught@kastera.com] Sent: Thursday, April 19, 2007 5:25 PM To: David Couch Subject: RE: SUBDIVISION NAME RESERVATION JUB Engineers will be the surveyor/engineers to prepare the plat. The legal description: A PORTION OF SECTIONS 27, 28 & 33. T. 5N., R. 1 E., B.M., EAGLE, ADA COUNTY, IDAHO. I was under the impression that Thomas Fassino reserved the name Trailhead as our subdivision name months ago, but I saw Trailhead Views on your list. Trailhead is still the preferred name. Is it still available? Prominent Views was just an alternative we were considering. Thank you. From: David Couch [mailto:dscouch@adaweb.net] https://mail.kastera. com/exchange/ben_haught/Inbox/RE: %20SUBDMSION%20NA4E... 8/13/2007 Page 3 of 3 Sent: Tue 4/17/2007 10:48 AM To: Ben Haught Subject: RE: SUBDIVISION NAME RESERVATION The subdivision name Prominent Views Subdivision is available. Who will be the surveyor preparing the plat? What is the section/township/range location? From: Ben Haught [mailto:ben_haught@kastera.com] Sent: Tuesday, April 17, 2007 9:31 AM To: David Couch Subject: SUBDIVISION NAME RESERVATION Hello David Couch, We have purchased 667 acres north of Beacon Light Road, between Willow Creek Road and Brookside Lane. The attachment shows the boundary. We would like to reserve the subdivision name of Prominent Views. Other acceptable names are Scenic Ranches, and Eminent Pathways. Thank you. BEN HAUGHT ben _haught a@kastera.con- (208) 350-3378 https://mail. kastera. com/exchange/ben_haught/Inbox/RE_ %20 SUBDIVISION%20NAME... 8/13/2007 r- m m] cGgmHmOvs�m UmoIw&,ADACOUNTY, ,DHO BENGINEERS, Inc. ms&a_,Avenue f Boise, q /_94 � | COVER SHE r RieR.'p sC € ass g_' p4 . S•° e.'4 •. 53 _ jS� �g _ Cg•R s " e s; !FYI ;4°- .. gg ?-2' Site g . -3— 2 'Y 93 84 8 s ° N �z c iw g� R - s p m Q+ am �A II i 'I! iI L e• v? v s' Q S R o c g g$ Q _ 3 NspwipmFri Fn R = CAVANAUGH SUBDIVISION MERIDIAN, ADA COUNTY, IDAHO e - GENERALNOTES LEGENDAND TYPICAL STREETSECTIoNS i I - 2ett] I . 1 IIII11 , I _ ° 4 Sg • Qa 3 E P'e Q J-U-B ENGINEERS, Inc. Bee chwood Avenue S Suite 201 Boise, Idaho 83709-0944 ° • Phone: 208-376.7330 F-208.323.9336 �6N wxw.wb.com � ►. S. WPIGHTIAN AID w Z O .l) IM� � r, � � a CAVANAUGH SUBDIVISIONMERIDIAN, ADA COUNTY, IDAHOog PLAN VIEW J-U-B ENGINEETAvanuel[�._'� 250 S. 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Beachwood Avenue Suite 201 Boise, Idaho 83709-0944 Ph-208.376.7330 Fax: 208.323.mx www bm m to K co m D r X C) r i� SEWER PROFILES 6238 Edgewater Drive Boise, Idaho 837t?9 Phone (208)672-9213 FAX (208; 672-92 W glen H. Logan - Ceft' Fiathn R_ \oc Cell: (20" S50 (g2(5 FAN: 120,30.19.1W 2 ei1:u$. Z:. T,lui"m Call: (20,R)361)-1>799 J,A7�: r2r 81 ti')S-> (! Lily 27, 200 Marty Goldsmith Faiivest, LLC 4487 N. Dresden -Place, Suite 102 noise, ID 83714 n n . Sod( i IEoil test hales at Meridian Road iY, Victory Road Attached is the invoice for the work Glen did on the property. a! the corner of Meridian Road and Victory. No descriptions were inade, of the test iioies and lie gave the necessary information verbally to Justin on Monday. I returned today to take baseline readings and install posts. Every -thing Is dry, even the three holes right next to the canal. We will monitor the site for the remainder of the season, but I expect everything tv i' Eiiaiii ocy. il`we do see any water, I would expect it at Tiii 01''1 H5, uiii et will be well below 1G feet. If you want, I will send the year-end monitor report to Ben Thomas. I have attached a map showing the hole locations. If you have any questions, call Glen or myself. H RL- R. NGE Professional Soil Scientist ASSxQCIAtt TE(D EARTH SCIENCES, Inc. 6238 Edgewater Drive Boise, 5Idaho 83709 Phone: (208) 672-9213 FAX: (208) 672-9214 Glen H. Logan - Cell: (208) 941-7284 Harley R. Noe Cell: (208) 8504926 PAX: (208) 939-8602 Mark E. Johnson Cell: (208) 869-9099 FAX: (208) 898-9541 August 13, 2005 Marty Goldsmith Farwest LLC 4487 N. Dresden, Suite 102 Boise, ID 83714 RE; Cavin property @ SE corner of the Meridian & Victory Road Seven soil test holes have been excavated, observed and monitoring wells installed on this property. The first five test holes were examined July 25"', 2005. Those test holes were not described due to time constraints. The last two test holes were excavated and described off August 12th, 2005. Copies of those profile descriptions are attached. An aerial photo with GPS locations of all test holes is attached. This property is located in part of the North '/2 of Section 30, Township 3 North, Range 1 East, Boise Meridian, Ada County, Idaho. No groundwater was found on six of the seven test holes to depths approaching 144 inches, The seventh test hole (TH7-05) did have free water at a depth 66 inches below ground level. This test hole would represent the wastewater area at the north end of the field as well as a relatively small, very wet area immediately to the west. I would suggest that an additional test hole or two be examined in the small, wet area after the corn crop is harvested. Standing water and very muddy conditions made it impossible to excavate in this area at this time. Groundwater levels, if any, will be measured and recorded in all seven test holes, every other week, throughout the rest of the irrigation season by Associated Earth Sciences, as requested. Most of this property appears to be well -drained and suitable for development, but continued groundwater monitoring will confirm. actual groundwater depths. If you have any questions or would like any additional test holes on this property, please call me at (208) 672-9213 or (208) 941-7284. Transmitted via e-mail GLEN H. LOGAN Certified Professional Soil Scientist cc w/attachments: Ben Thomas, PE, Briggs Engineering, Boise, Idaho Associated Earth' Storm Drain Test Hale Description & Evaluation Sciences, Inc. Date Of Evaluation: 8/12/2005 Evaluated by: Glen Logan, Certified Professional Soil Scientist Requested By: Marty Goldsmith, Farwest LLC Address: 4487 N. Dresden, Suite 102 Phone: 208-388-0189 City: Boise State: ID Legal Desc: Part of the North l /2 of Section 30, Township 3 North, Range 1 East, Boise Meridian Ada County, 3D714 General Desc: Depth} inches Color Texture Hole Number & Location: 0 to 10 10YR 314 sift loam 10 to 18 10YR 3!4 silt foam+ 18 to 32 10YR 4/4 silt loam 32 to 42 10YR 4/6 silt loam 42 to 62 weak to moderately cemented 62 to 144+ variegated extremely gravelly coarse sand General Notes: Slope Victory Road intersection Cla Roots THb-a5 22 to 24 25 to 27 many very fine & fine common very fine & fine common very fine & 20 to 22 fine 18 to 20 few very fine ardpan none <2 I none Mottles Est. Permeability tinthr) Comments none 0.5 to 1.0 friable moist none 0.2 to 0.6 slightly firm moist none 0.5 to 1.0 friable moist 10% faint 7.5YR 5/6 1 to 2 friable moist none readable <0.02 brittle moist 20% faint 7.5YR 516 15 to 18 loose in olace 0 to 1 percent. No free water to in pit to 144 inches. 5559 Hole Number & Location: TH7-05 5560 0 to 11 10YR 414 sift loam 22 to 24 many very fine & fine none 0.5 to 1.0 friable moist 11 to 25 10YR 514 silty clay loam 27 to 30 common very fine & fine none 0.2 to 0.6 slightly firm moist 25 to 35 weak to moderately cemented hardpan none none brittle moist 35 to 51 10YR 4/6 fine sandy loam extremely gravelly 18 to 20 none 20% faint 7.5YR 5/6 1 to 2 friable moist 51 to 90+ variegated coarse sand <2 none none readable 15 to 18 loose in olace. General Notes: Slope 0 to I percent. Free water in pit @ 66 inches. �• a �- F .r�,-s}4��.... _ � � � .. r . N ." � ' ) � !dam ,# v ? !a �! .. a,, �. � �4� !��'tt .� � , tn• � rn !"�'#' ° .`p,.. �. t •�,�`�..�.r�w-±w'-t--r.1Ts^f5"'4"'.r`y�"•"r�4%""u' � { ` i _.. � �'��� .F Y�+Ir•� � s� er ii .. `� b L ,.rr s' w� � h ���� +y hear h • i 1 s d F,.e� w KWi. G ��. i � �4•�� lid ' �. �it'�` � .. �� ..fll y� f . My'• � F i , dew- i 1,7 6238 EdgeNvater Drive Boise, Idaho 83709 Phone: (208) 672-9213 FAX: (208) 672-9214 Glen H. Logan - Cell: (201941-72&4 Harlec F;. Noe Cell: (208) S?D-4926 FA-N: f203> 93`)-S602 Marl i . Tatinson Cell: (201?) S 69-S"099 F'a:i: 008) ",%-9341 September 30, 2005 Ben Thomas Briggs Engineering 1800 W. Overland Boise, ID 83705 RE: Final 2005 groundwater monitor report for Cavin property Measurements of groundwater levels in the seven test holes on the Cavin property have been completed for the 2005 irrigation season. Attached is a table displaying all readings and a map showing all test hole locations. All monitor pipes except TH6 and TH7 remained dry to depths ranging from 8.5 to more than 13 feet below ground levels on all readings. The highest recorded water table levels were 1.31 inches below ground level in TH6 and 35 inches in TH4 on August 31"TH7 is in a low position that receives concentrations of irrigation tailwater. At the time of the September 28 reading, the area around TH7 had not been irrigated for at least 30 days. Also, the nearby grain had not been irrigated for more than a month. The lack of irrigation likely contribute to the harked drop in level of the water table. Test hole TH6 is near Victory Road, but is likely impacted somewhat by the low landscape position. .It has also dropped slightly since the peak. reading. It appears that design work could be based on the dry hole value observations shown in the table. Once irrigation is removed from the property the level at TH7 should drop significantly. As you get into the design phase, you can indicate specific locations where additional test holes should be located. The new test holes should allow us to better characterize conditions in the low part of the property. If you have questions or need anything additional, please call me at 850-4926. HARL R. NOE Professional Soil Scientist cc w/ attachments: Marty Goldsmith, Farwest, LLC, Boise, ID 83714 Cavin Property 2005 Monitoring Data All values are depth below ground level in inches Hale Number Bottom of Hole 7/27 8/3 8/12 @ excavation 8/96E8/31 9/13 9/28 TH1-05 131 131 131 - 131 131 131 TH2-05 135 135 135 - 135 135 135 135 TH3-05 103 103 103 - 103 103 103 103 TH4-05 159 159 159 - 159 159 159 159 TH5-05 140 140 140 - 140 140 140 140 TH6-05 140 - - dry 144 131 132 135 138 TH7-05 R11 r,, - Twr, 94 rnari; - 7 a - F 66 39 50 70 78 4otkill j �cciiicu uuu, checked twice. Recheck total depth of TH7, soft rnUC 9/13 - TH5 & THIS not irrigated in at least 1 week 9/28 - Corn harvested no irrigation since last reading. s y, .14 t r �,�. F } 1 .'� 10�+1� "'tom .. . i. ..,, .� .. • ....br... v�,. � ., CL . "¢4 iw it Ir • •; si ups" ,�y� ' `rul i�° .a 1 ,° r :� + 1G?- .M+'Yu'uiw.«V'.u1..�t.:. +ifbHc`TW..e•Yti r :� . yy r r s { 1 r' J u y + } J� r 4r � r h�.. tr *a , '�",� � i A�- ,. 'h -, • t r .. 'w'C rtt 3ta � � .; 'rs t,'"'S!,`.°, 41 ♦.. tr �'} -N .A !".,; ; '"i�`�.. v x fix+:.t;x •� � fir;., ..., !,�rq. • kLr3'o i'1:" U ;+J.�'r s4..Jl `►' �) `1:: 1''l } tv+'t' i.�t�` , C. '61. .- ...... ,;er;Y .fir' .. •. .. .. . .. ... Glen ff. %,),mt 623,3 FiIgett:Ver Drive r30ite. Idaho e3709 Plmna: (20M 072_9213 FAX: (203 (672 214 Cell: t 2t) 041_7254 Harle'' R. Noe 57_0q 1, _ 1pplebrn;'* 1� at' Bov,;o, idato. X3711 Phone & FAX: (21)R) 93v_�f,n1 fell 12{)S) >5{a 4)Z(i Mark i'..7uhtisun I Stif., N. (:;reentictJ :1c enua Meridian. Id:dta. S36t2 Phnua fi l' :1:�: t'Oti R93 )S.{ 1 Cell: 1'_US j Rr,9-`l0`w July 9, 2006 homas B 'ggs Engineering 1800 W. Overland Road Boise, ID 83705 RE; Mid -season groundwater monitor report — Cavin property Groundwater measurements have been completed on the seven test holes on the above referenced project location. Readings have been gathered on a biweekly basis since the test holes were installed and the measurements to date are displayed in the attached table. I have also included a map of the site showing the monitor site locations. Six of the seven. test holes have remained dry at all reading intervals to date. Test hole 7-05 had a high reading of 53 inches below ground level on the most recent reading. This location had been irrigated in the past three days and that irrigation activity may have caused the rise over the previous reading. This test hole is also in a low position and is impacted by a small drainage ditch nearby. These readings are quite similar to those from 2005. If cropping and irrigation continue through the remainder of the season, I would expect to see a peak of about 40 inches at this test hole sometime in August. Based on the full 2005 data, there may be a small amount of water present in test hole 6-05 later in the season...1 would predict a peak value of about 130 to 135 inches below ground level sometime in August. I would expect all other holes to remain dry for the remainder of the season. We will continue to gather measurements through the remainder of the irrigation season. At that time we will provide you with a comprehensive report of activity on the site. If you need any interim data, please contact me by e-mail or by phone at 850- 4926. miii `"d via HARLEY F, NOE Professional Soil Scientist w/ attachments: Marty Goldsmith, Farwest, LLC, 4487 N. Dresden Place, Suite 102, Boise, ID 83714 Cavin Property 2006 Monitoring All values are depth below ground level in inches Ho Number of Hole Bottom 3/16 4/24 6/8 6/22 6/6 6121 7/6 TH1-05 131 131 131 131 131 131 131 131 TH2-05 135 135 135 135 135 135 135 135 TH3-05 103 103 103 103 103 103 103 103 TH4-05 159 159 159 159 159 159 159 159 TH5-05 140 140 140 140 140 140 140 140 TH5-05 140 140 140 140 140 140 140 140 TH7-05 94 79 78 78 69 78 107 53 5122 - no irrigation yet on parcel 6121 - irrigating corns @ #5, 6, 7 and grain at #4. 7/6 - #2 nonirrigated, #1, 3, 4 & 5 irrigated in past 7 to 10 days, #6 & 7 in past 1 to 3 days Cavanaugh Redevelopment Applications By Kastera LLC. Zone Change Narrative describing the proposed rezone for an expanded Village Center Page 1 of 6 In early 2007, Kastera LLC purchased the Tanana Valley subdivision from Farwest LLC. Part of the total land acquisition included the custom home owned by Jerry and Muriel Caven. Farwest had considered demolishing the home and replacing it with standard subdivision lots. This was unacceptable to Kastera. Also, Farwest did not master plan a true neighborhood village center to provide services, workforce housing and employment. There were homes proposed right next to a state highway intersection. Kastera felt that this area was better suited to a master planned neighborhood center to implement the new Meridian Comprehensive Plan. As soon as Kastera LLC closed on the property, we began new master planning to achieve a more traditional neighborhood with a mix of housing types and costs, plus neighborhood services. We also knew that we should preserve the 13,000 square foot Caven home and redevelop the site as a community center and unique public gathering place. During several internal workshops with Meridian's planning and development staff, we all agreed that the best way to redevelop this property was by submitting new development applications including a modified zoning pattern to allow traditional neighborhood village center development in the northwest portion of the property. Therefore, in the spirit of preservation and adaptive reuse of a truly remarkable property, Kastera LLC hereby submits an application for a Rezone Modification to address the new village center neighborhood commercial plan and to implement Meridian's new Comprehensive Plan and Unified Development Code. This property has already been annexed into the City of Meridian with an approved preliminary plat and a development agreement. Kastera feels that the approved preliminary plat and zoning pattern for this subdivision can be improved upon. The current plan provides a very small, isolated commercial area of approximately 3.5 acres zoned C-N zoning as shown on the following page. ..W' Zone Change Narrative describing the proposed rezone for an expanded Village Center Page 2 of 6 DOSTING OBSERVATION POINT SUBDIVISION Kastera LLC desires to expand the commercial area within Cavanaugh in order to create a true village center that better complies with Meridian's Comprehensive Plan. Kastera is requesting a rezone of 30.1 acres which will establish a true neighborhood commercial Village Center. The rezone area is functionally separated into 3 areas with a mixture of C-N and TN-C zonings as shown on the following page. This new 30.1 acre area, outlined by the Ridenbaugh Canal, Meridian Road, Victory Road, and Cavanaugh Way, will be known as "The Boardwalk" at Cavanaugh. The Boardwalk will provide a village center where local residents can live, work, learn, play, worship, shop and eat all within a walkable neighborhood center. Kastera LLC has spent considerable time and money to reanalyze the land use pattern and zoning pattern at Tanana valley... now Cavanaugh. Many of our developer piers and homebuilding partners said to us: "Oh just leave that plat the way it is and get on with it ..go with what you got. " We certainly liked the property or we would not have bought it. But something about the layout and zoning pattern was really bothering us. We wanted to create a better commercial center ... specifically a Village Center based on traditional design principles. We also wanted to integrate neighborhood commercial with workforce housing as called for in Meridian's Comprehensive Plan. We cautiously approached the Meridian Planning Department to discuss our vision for this property. We were so pleased to learn that Meridian's Planning and Zoning professionals held similar views for good neighborhood planning on this property. We were so encouraged by the professionalism of Meridian's planning staff, and the reception that our joint vision received, that we decided it was worth the effort, expense and time to create a new zoning pattern, Preliminary Plat, Conditional Use Permit and Development Agreement for this unique property. Zone Change Narrative describing the proposed rezone for an expanded Village Center Page 3 of 6 Envision this mental image: a place with tree -lined streets and pathways; well -kept houses; slow, easy moving traffic; and a traditional village center where residents shop, work and socialize. There is order, neatness, safety and identity. That is the vision of Cavanaugh's Village Center... "The Boardwalk." Good Village Center design begins with places that people know and call their own. Buildings, views and public spaces will become the heart and soul of The Boardwalk at Cavanaugh. In order to capture and build this vision, Kastera is requesting a modified zoning pattern at Cavanaugh. Shown below are the two C-N zones and one TN-C zone that we are requesting from the City of Meridian. This modified zoning pattern is necessary to achieve a village center where local residents can live, work, learn, play, worship, shop and dine all within a walkable neighborhood center. 1� o C� MSTIRO OBSERVATION POINT SUBDIVISION E. -V1,7ORY -ROAD J L The land uses at The Boardwalk transition well to their surroundings. The corner of Victory and Meridian Road is a busy intersection. The northeast and northwest corners are currently in commercial operation and the southwest corner is being planned for commercial use. Kastera feels that this intersection provides poor conditions for single family homes because of the significant traffic, sound, and visual impacts. Instead, we propose a neighborhood friendly village center and neighborhood food market (west C-N zone) that will compliment the existing commercial on the other corners and transition well to the residential in the remaining portions of this neighborhood. Zone Change Narrative describing the proposed rezone for an expanded Village Center Page 4 of 6 Commercial uses at The Boardwalk facilitate the everyday needs of local residents in accordance with the Meridian Comprehensive Plan. It will be an ideal place to eat, shop, live, learn, worship, work, and play, all within walking distance to a variety of housing types. Retail stores are positioned to maximize exposure, but encourage walkability. A neighborhood market (west C-N zone) will help establish identity of this village center. Office buildings are designed provide a low -impact transition to higher density workforce housing residential. The Boardwalk provides a wide range of housing types in order to appeal to families and individuals of various income levels. The Boardwalk features 61 condominium units, 32 apartments, and 12 lofts totaling 105 mixed residential units. These units are positioned above and adjacent to the commercial uses and provide a transition to the lower density detached residential in Cavanaugh. The Ridenbaugh Canal, beautiful landscaping, and built up berms will buffer the luxury homes in Cavanaugh from both the higher density homes and the commercial at The Boardwalk. An architectural committee will enforce very strict design guidelines. Architecture within The Boardwalk will have an obvious connection in modern style to the homes in Cavanaugh, but boast a unique traditional identity of its own. All buildings will have a comfortable neighborhood feel using four sided architecture to ensure a pleasant experience from all angles. Each structure will incorporate elements of organic architecture and integrate interior and exterior spaces. A generous amount of open space is provided throughout The Boardwalk in the form of plazas, walkways, water features, and beautifully landscaped buffer areas. Landscaping is a priority throughout Cavanaugh. We plan to create a comfortable, established feeling through the use of mature trees and to beautify the area with a generous amount of flower beds, vines and bushes. The Ridenbaugh Canal, which outlines the southern boundary of The Boardwalk, will offer a charming pathway with attractive landscaping, lighting and peaceful flowing water. Four foot bridges over the canal link The Boardwalk to residents and the other amazing amenities available in Cavanaugh. Residents that live at The Boardwalk are within 800 feet of two large parks that include playgrounds, sculpture, and a swimming pool. Other amenities in Cavanaugh within walking distance to The Boardwalk include an additional swimming pool, a tennis court, a plethora of water features, and the most fantastic community Civic/Social Hall in Meridian! Cavanaugh is positioned along State Highway 69 (Meridian Road), a vital transportation route which connects Meridian with Kuna to the south and crosses I-84 to the north into the heart of downtown Meridian. Kastera realizes the impact traffic has on a community's way of life and economic vitality. We are planning Cavanaugh (and The Boardwalk) in a way that will incorporate public transit and minimize traffic congestion in accordance with Meridian's Comprehensive Plan. The Boardwalk will include all forms of transportation such as transit, walking, wheelchairs, and cycling. Zone Change Narrative describing the proposed rezone for an expanded Village Center Page 5 of 6 Kastera has worked with Valley Regional Transit (VRT) to incorporate a bus turn -out into the plan along Highway 69 just south of the signaled intersection at Victory Road. VRT projects that there will be half-hour to hour service going north and south on Highway 69 within two tears if not sooner. VRT supports having a "park-n-ride" area in the development. A public transit center is planned at the center of the Village Center with easy pedestrian linkages throughout the neighborhood. Conversations have begun with ACHD's CommuteRide to identify safe locations for individuals to be dropped off and picked up near the transit stop, shops, restaurants, and homes. We are proud of the fact that we are incorporating smart growth planning principles into Cavanaugh. All vehicle approaches to The Boardwalk lie along Victory Road. This allows residents to access commercial services without being forced onto State Highway 69 resulting in more efficient transportation along the Highway. Cavanaugh Way bisects the community from Victory Road to Harris Street. This collector will ease congestion in The Boardwalk and the rest of the subdivision by accommodating connectivity between Victory Road and Harris Street which will both have signaled intersections at State Highway 69. The Boardwalk at Cavanaugh is a pedestrian friendly plan with convenient pathways that link to a trail network throughout the subdivision and continues throughout the region via Meridian's Pathway Plan. The Ridenbaugh Canal is an integral part of this plan. The canal bisects the subdivision along the southern boundary of The Boardwalk making it a convenient pedestrian corridor. Foot bridges allow pedestrians to easily cross the canal to access amenities on each side. Pathways at The Boardwalk will include both on -street bikeways and multiple -use paths. We feel that The Boardwalk will meet the daily needs of local residents without the necessity of an automobile. Again, we are proud of the fact that we are incorporating smart growth planning principles into Cavanaugh. The Boardwalk will supply a variety of job opportunities for local residents. Teen aged students can find a summer job in retail and services. Business executives can find a workplace in luxurious office buildings. Using employment and traffic calculations from the Institute of Traffic Engineers (ITE), it is estimated that The Boardwalk will employ about 830 people. This will be a magnificent addition to the local economy and neighborhood. And naturally, we hope that many of these job seekers will find residence within Cavanaugh. Our guiding design principles for "The Boardwalk" are very simple: • Make great places for people and activities. ■ Build within a traditional neighborhood pattern. • Celebrate local identity and unique features. • Make connections and enhance views. ■ Mix uses. ■ Invest in quality. • Connect physical features throughout the Village Center for true walkability. ■ Be flexible and anticipate change. Zone Change Narrative describing the proposed rezone for an expanded Village Center Page 6 of 6 We have thoroughly reviewed the City of Meridian Comprehensive Plan and we are prepared to demonstrate how the modifications we are proposing at Cavanaugh will help implement your fine plan. We are providing a mix of housing, everyday retail and work needs, community services, a Civic/Social Hall, plus a pedestrian and transit oriented Village Center... without increasing the number of housing units. That's pretty remarkable... but then again Meridian is a remarkable City! Kastera is very proud of Cavanaugh. It is our Meridian flagship development. The Boardwalk at Cavanaugh will be a fantastic addition to the neighborhood and the community. It will set a new standard and definition of Village Center development in Meridian. EAMSULCMtE IKCORPORAnS_FWR On the following pages are four exhibits as follows: Exhibit A: Legal Description of the eastern C-N zone area. Exhibit B: Legal Description of the TN-C zone area. Exhibit C: Legal Description of the western C-N zone area. Exhibit D: Legal Description of the combined C-N and TN-C areas. Exhibit E: Rezone Site Plan with descriptive call -out text. Exhibit F: Draft Design Vision and Design Guidelines Document. RI- AP R.OVAL BY 7 Project: 10-06-074 Date: July 5, 2007 Revised: August 22, 2007 MERIDIAN PUBLIC MOPKS DEPT PARCEL DESCRIPTION OVERALL CAVANAUGH COMMERCIAL SITE That portion of the Northwest % of Section 30, Township 3 North, Range 1 East, Boise Meridian, Ada County, Idaho, and more particularly described as follows: Commencing at the Northwest comer of Section 30 from which the North 114 corner of said Section 30 bears North 89°42'09" East, 2,450.83 feet, thence along the Northerly boundary line of the Northwest 114 North 89°42'09" East, 650.00 feet to the POINT OF BEGINNING thence continuing along said Northerly boundary line North 89°42'09" East, 1,236.83 feet; thence South 00' 1 T51" East, 350.00 feet; thence along a curve to the right 317.50 feet, having a radius of 317.50 feet, a delta of 57° 17'45", and a long chord which bears South 28°21'01" West, 304.44 feet; thence South 57°43'28" West, 46.19 feet; thence along a curve to the left 237.06 feet, having a radius of 682.50 feet, a delta of 19'5404", and a long chord which bears South 47°46'26" West, 235.87 feet; thence South 35'43'27" West, 50.00 feet; thence along a curve to the left 173.56 feet, having a radius of 530.56 feet, a delta of 18'44'34", and a long chord which bears South 26'21'10" West, 172.79 feet; thence South 19 ° 04'S0" West, 7.82 feet to the Northerly right-of-way of the Ridenbaugh Canal; thence along said right-of-way the following 3 courses 1. North 70"55'16" West, 1,086.88 feet; 2. thence along a curve to the right 116.85 feet, having a radius of 250.00 feet, a delta of 26°4648", and a long chord which bears North 57`31'52" West, 115.79 feet; 3. thence North 44°08'28" West, 329.64 feet to the Easterly right-of-way of South Meridian Rd.: thence along said right-of-way North 00°25'38" East, 275.48 feet; thence North 67° 10'S1" East, 65.31 feet to the Southerly right-of-way of E. Victory Rd.; thence along said right-of-way North 85 ° 5845" East, 89.71 feet; thence continuing along said right-of-way North 89°24'50" East, 430.98 feet; thence North 00" 1751" West, 32.00 feet to the POINT OF BEGINNING. Containing 30.079 acres, more o Prepared by: J-U-B ENGINEERS, Inc. Ronald M. Hodge, P.L.S. RMH:GEH:IhcM�� H:\DSF\10-06-074 - Kastera Cavanaugh Sub\10-06-074-Admin\Descriptions\10-06-074-Cavanaugh Commerciat Ste.doc vnwa m t.ann N a COMMERCIAL.txt Parcel name: 1 North: 696436.2960 Line East : 2455148.1565 Course: N 1594.711 E Length: 1236,8327 North: Line Course: 696442.7181 S 05.289 E East Length: 350.0000 : 2456384.9726 North: Curve Length: 696092.7228 317.5000 East : 2456386.7899 Radius: 317.5000 Delta: Chord: 1018.592 304.4352 Tangent: 173.4510 Course in: Course: S 504.007 w S 1594.711 w Course out: S 586.697 E RP North: End North: 696091.0742 695824.8015 East : 2456069.2942 Line Course: S 1026.212 w East : 2456242.2251 Length: 46.1900 North: Curve Length: 695800.1364 237.0599 East : Radius: 2456203.1719 682.5000 Delta: Chord: 353.798 235.8701 Tangent: 119.7362 Course In: S 573.788 E Course: course out: S 849.313 w N 927.586 w RP North: End North: 695223.0897 695641.6180 East : 2456567.6212 Line Course: S 635.096 w East : Length: 50.0000 2456028.5106 North: Curve Length: 695601.0261 173.5600 East : 2455999.3164 Delta: 333.208 Radius: Tangent: 530.5600 87.5622 Chord: Course in: 172.7872 S 964.904 E Course: S 468.492 w RP North: 695291.2408 course out: East : N 1298.112 w 2456430.0448 End North: 695446.1952 Line Course: S 339.210 w East : Length: 7.8200 2455922.6169 North: 695438.8048 Line course: N 1260.820 w East : 2455920.0606 Length: 1086.8800 North: Curve Length: 695794.0729 116.8500 East : Radius: 2454892.8835 250.0000 Delta: Chord: 476.090 115.7893 Tangent: 59.5124 Course in: N 339.180 E Course: course out: N 1022.775 w S 815.270 w RP North: End North: 696030.3403 695856.2335 East 2454974.6009 Line Course: N East 784.731 w Length: 329.6400 2454795.1941 North: Line Course: N 696092.7920 East : 07.595 E Length: 275.4800 2454565.6236 North: Line Course: N 696368.2643 1194.326 E East • Length: 65.3100 2454567.6777 North: Line course: N 696393.5931 1528.518 E East : Length: 89.7100 2454627.8761 North: 696399.8835 Line Course: N 1589.580 E East : Length: 430.9800 2454717.3653 North: 696404.2922 East : Line Course: N 05.289 w Length: 32.0043 2455148.3227 North: 696436.2960 East : 2455148,1566 Perimeter: 4845.8170 Area: 1,310,253 sq. ft. 30.08 acres Mapcheck Closure - (uses listed courses, radii, and deltas) Error Closure: 0.0000 Course: N 571.380 E Error North: 0.00003 East : 0.00002 Precision 1: 4,845,816,900.0000 Page 1 Project: 10-06-074 Date: July 5, 2007 PARCEL DESCRIPTION CAVANAUGH COMMERCIAL SITE ZONE CN EAST That portion of the Northwest V4 of Section 30, Township 3 North, Range 1 East, Boise Meridian, Ada County, Idaho, and more particularly described as follows: Commencing at the Northwest corner of Section 30 from which the North t/ corner of said Section 30 bears North 89*42*09" East, 2,450.83 feet, thence along the Northerly boundary line of the Northwest 1/a North 89'42'09" East, 1,351.38 feet to the POINT OF BEGINNING; thence continuing along said line, North 89°42'09" East, 535.45 feet; thence South 00`17'51" East, 350.00 feet; thence along a curve to the right 266.25 feet, having a radius of 317.50 feet a delta of 48°02'50", and a long chord which bears South 23-43-34" West, 258.52 feet; ' thence North 42`18'45" West, 53.55 feet; thence along a curve to the left 179.30 feet, having a radius of 200.00 feet, a delta of 51 `21'54", and a long chord which bears North 67' S9'42" West, 173.35 feet; thence South 86 ° 19'21" West, 56.47 feet; thence North 03°40'39" West, 177.90 feet; thence North 48°40'39" West, 133.72 feet; thence along a curve to the right 168.91 feet, having a radius of 200.00 feet, a delta of 48'23'24", and a Long chord which bears North 24*28*57" West, 163.94 feet; thence North 00° 17'15" West, 67.92 feet to the POINT OF BEGINNING. Containing 5.129 acres, more or less. Prepared by: J-U-B ENGINEERS, Inc. L13 BY VIE PP VA Gregory E. Holkesvig, P.L.S. ��tSTE 4� 'o 6 O p MERIDIAN p WORKS DEPT IC GEH:Ihc HADSR10-06-074 - Kastera Cavanaugh Sub11o.o6.074•AdminkOescriptionsl10-06.074-Cavanaugh Commercial site CN East.doc rn O e7 0 a o� 00 LLJ SI J �¢ U �i V) ,00'OW 3. Lg,UAOS U) W Q N is � N ca MI In N N N OV08 NVIO183M Ss ZONES.txt Parcel name: CNEAST1 North: 696439,9378 East: 2465849.5283 Line Course: N 89-42-09 E Length: 535.4615 North: 696442.7180 East: 2456384.9725 Line Course: S 00-17-51 E Length: 350.0000 North: 696092.7228 East: 2456386.7899 Curve Length:266.2499 Radius: 317.5000 Delta:48-02-50 Tangent:141.5170 Chord: 258.5169 Course: S 23-43-34 W Course In: S 89-42-09 W Course Out: S 42-15-01 E RP North. 696091.0742 East: 2456069.2941 End North: 695856.0560 East: 2456282.7717 Line Course: N 42-18-45 W Length: 53.5500 North: 695895.6554 East: 2456246.7233 Curve Length: 179.2996 Radius: 200.0000 Delta:51-21-56 Tangent:96.1797 Chord: 173.3556 Course: N 67-59-43 W Course In: S 47-41-15 W Course Out: N 03-40-41 W RP North: 695761.0206 East: 2456098.8264 End North: 695960.6086 East: 2456085.9964 Line Course: S 86-19-21 W Length: 56.4700 North: 695956.9866 East: 2456029.6427 Line Course: N 03-40-39 W Length: 177.9000 North: 696134.5203 East: 2456018.2321 Line Course: N 48-40-39 W Length: 133.7200 North: 696222.8152 East: 2455917.8077 Curve Length: 168.9101 Radius:200.0000 Delta:48-23-21 Tangent:89.8608 Chord: 163.9347 Course: N 24-28-59 W Course In: N 41-19-21 E Course Out: S 89-42-42 W RP North: 696373.0162 East: 245.6049.8671 End North: 696372.0097 East: 2455849.8696 Line Course: N 00-17-15 W Length: 67.9291 North: 696439.9379 East: 2455849.5287 Perimeter: 1989.4807 Area: 223,410 sq. ft. 5.13 acres Mapcheck Closure - (Uses listed courses, radii, and deltas) Error Closure: 0.0005 Course: N 74-44-28 E Error North: 0.00013 East: 0.00048 Precision 1:3,978,960.4000 Page 1 Project: 10-06.074 Date: July 5, 2007 PARCEL DESCRIPTION CAVANAUGH COMMERCIAL SITE ZONE TNC That portion of the Northwest V4 of Section 30, Township 3 North, Range 1 East, Boise Meridian, Ada County, Idaho, and more particularly described as fotlows: Commencing at the Northwest corner of Section 30 from which the North M corner of said Section 30 bears North 89'42'09" East, 2,450.83 feet, thence along the Northerly boundary line of the Northwest %4 North 89'42'09" East, 731.50 feet to the POINT OF BEGINNING; thence continuing along said tine, North 89'42'09" East, 619.88 feet; thence South 00'17'15" East, 67.92 feet; thence along a curve to the left 168.91 feet, having a radius of 200.00 feet, a delta of 48'23'24", and a tong chord which bears South 24°28'57" East, 163.94 feet; thence South 48'40'39" East, 133.72 feet; thence South 03'40'39" East, 177.90 feet; thence North 86' 19'21" East, 56,47 feet; thence along a curve to the right 179.30 feet, having a radius of 200.00 feet, a delta of 51'21'54", and a tong chord which bears South 67'59'42" East, 173.35 feet; thence South 42'18'45" East, 53.55 feet; thence along a non tangent curve to the right 51.25 feet, having a radius of 317.50 feet, a delta of 09'14'55% and a tong chord which bears South 52'22'26" West, 51.20 feet; thence South 57'43'28" West, 46.19 feet; thence along a curve to the left 237.06 feet, having a radius of 682.50 feet, a delta of 19'54'04", and a Long chord which bears South 47'46'26" West, 235.87 feet; thence South 35'43'27" West, 50.00 feet, thence along a curve to the left 173.56 feet, having a radius of 530.56 feet, a delta of 18"44'34", and a tong chord which bears South 26' 2110" West, 172.79 feet; thence South 19'04'50" West, 7.82 feet to the Northerly right-of-way of the Rid.enbaugh Canal; thence along said right-of-way North 70' 55'16" West, 782.81 feet; thence North 19'04'44" East, 43.80 feet; thence along a non tangent curve to the right 105.84 feet, having a radius of 100.00 feet, a delta of 60'38'27", and a long chord which bears North 11'14'24" West, 100.97 feet; thence North 19'04'50" East, 123.38 feet; Commercial Site July 5, 2007 Page 2 thence along a curve to the left 100.73 feet, having a radius of 298.00 feet, a delta of 19`22'05", and a Long chord which bears North 09°23'47" East, 100.26 feet; thence North 00"17'15" West, 386.10 feet to the POINT OF BEGINNING. Containing 16.489 acres, more or less. Prepared by: J-U-B ENGINEERS, Inc. Gregory E. Holkesvig, P.L.S.dTu� n�® I�:.._ • VA-5 RE P VAL BY MERIDIAN PUBLIC WORKS DEPT. GEH:Ihc H:1DSRID-06-074 - Kastera Cavanaugh Sub%l 0-06-074-Adm in\DescriptionAl 0-06-074- Cavanaugh Commercial Site TNC.doc W TO w a N LAJ w � a N H . 1g z� Wf{I rn � ma :z a a o z cn Q Y O � C Z Oa u w J Q U I(A � � Q OV08 NVIC19314 'S Cad GV F ) d U N m m JJ L U ?m n Z UJ OU Oul W C) Q �i� J Z > ZONES.txt Parcel name: TNC1 North: 696436,7191 East: 2455229.6463 Line Course: N 89-42-09 E Length: 619.8903 North: 696439.9378 East: 2455849.5282 Line Course: S 00-17-15 E Length: 67.9291 North: 696372.0096 East: 2455849.8691 Curve Length:168,9101 Radius:200.0000 Delta:48-23-21 Tangent:89.8608 Chord: 163.9347 Course: S 24-28-59 E Course In: N 89-42-42 E Course Out: S 41-19-21 W RP North: 696373.0160 East: 2456049.8665 End North: 696222.8150 East: 2455917.8072 Line Course: S 48-40-39 E Length: 133.7200 North: 696134.5202 East: 2456018.2316 Line Course: S 03-40-39 E Length: 177.9000 North: 695956.9865 East: 2456029.6422 Line Course: N 86-19-21 E Length: 56.4700 North: 695960.6085 East: 2456085.9959 Curve Length: 179,2996 Radius:200.0000 Delta:51-21-56 Tangent:96.1797 Chord: 173.3556 Course: S 67-59-43 E Course In: S 03-40-41 E Course Out: N 47-41-15 E RP North: 695761.0205 East: 2456098.8259 End North: 695895.6552 East: 2456246,7228 Line Course: S 42-18-45 E Length: 53.5500 North: 695856.0553 East : 2456282.7712 Curve Length: 51.2504 Radius:317.5000 Delta:9-14-55 Tangent:25.6808 Chord: 51.1944 Course: S 52-22-26 W Course In: N 42-15-01 W Course Out: S 33-00-06 E RP North:696091,0741 East:2456069.2936 End North: 695824.8012 East: 2456242.2243 Line Course: S 57-43-28 W Length: 46.1900 North: 695800.1361 East, 2456203.1711 Curve Length:237.0595 Radius:682.5000 Delta:19-54-04 Tangent:119.7362 Chord: 235,8701 Course: S 47-46-26 W Course In: S 32-16-32 E Course Out: N 52-10-36 W RP North: 695223.0894 East: 2456567.6204 End North: 695641.6180 East: 2456028.5100 Line Course: S 35-43-27 W Length: 50.0000 North: 695601.0262 East: 2455999.3158 Curve Length: 173.5610 Radius:530.5600 Delta:18-44-35 Tangent:87.5622 Chord: 172.7872 Course: S 26-21-10 W Course In: S 54-16-33 E Course Out: N 73-01-08 W RP North: 695291.2408 East: 2456430.0442 End North: 695446.1943 East: 2455922.6161 Line Course: S 19-04-50 W Length; 7.8200 North: 695438.8039 East: 2455920-0597 Line Course: N 70-55-18 W Length: 782.8100 North: 695694.6808 East: 2455180,2500 Line Course: N 19-04-44 E Length: 43,8000 Page 1 North: 695736.0748 ZONES.txt East: 2455194.5668 Curve Length: 105.8402 Radius: 100.0000 Delta:60-38-31 Tangent:58,4843 Chord: 100.9686 Course; N 11-14-25 W Course In: N 48-26-19 E Course Out: N 70-55-10 W RP North: 695802.4170 East: 2455269.3914 End North: 695835.1068 East: 2455174.8854 Line Course: N 19-04-50 E Length: 123.3800 North: 695951.7083 East., 2455215.2180 Curve Length: 100.7305 Radius:298.0000 Delta:19-22-02 Tangent:50.8501 Chord: 100.2511 Course: N 09-23-46 E Course In: N 70-55-13 W Course Out: N 89-42-45 E RP North: 696049.1195 East: 2454933.5887 End North: 696050.6148 East: 2455231.5849 Line Course: N 00-17-16 W Length: 386.1089 North: 696436.7189 East: 2455229,6457 Perimeter: 3566.2184 Area: 718,278 sq. ft. 16.49 acres Mapcheck Closure - (Uses listed courses, radii, and deltas) Error Closure: 0.0007 Course: 3 66-04-13 W Error North: -0.00028 East: -0.00062 Precision 1:5,094,599.4286 Page 2 Project: 10-06-074 Date: July 5, 2007 PARCEL DESCRIPTION CAVANAUGH COMMERCIAL SITE ZONE CN WEST That portion of the Northwest'/a of Section 30, Township 3 North, Range 1 East, Boise Meridian, Ada County, Idaho, and more particularly described as follows: Commencing at the Northwest corner of Section 30 from which the North'/4 corner of said Section 30 bears North 89'42'09" East, 2,450.83 feet, thence along the Northerly boundary line of the Northwest North 89 "42'09" East, 650.00 feet to the POINT OF BEGINNING; thence North 89'42'09" East; 81.49 feet; thence South 00'17'15" East, 386.10 feet; thence along a curve to the right 100.73 feet, having a radius of 298.00 feet, a delta of 19'22'05", and a long chord which bears South 09'2348" West, 100.26 feet; thence South 19'04'50" West, 123.38 feet; thence along a curve to the left 105.84 feet, having a radius of 100.00 feet, a delta of 60'38'27", and a tong chord which bears South 11'14'23" East, 100.97 feet; thence South 19"04'44" West, 43.80 feet to the Northerly right-of-way of the Ridenbaugh Canal; thence along said right-of-way the following 3 courses 1. North 70°55*16" West, 304.07 feet; 2. thence along a curve to the right 116.85 feet, having a radius of 250.00 feet, a delta of 26-46'48", and a tong chord which bears North 57'31'52" West, 115.79 feet; 3. thence North 44'08'28" West, 329.64 feet to the Easterly right-of-way of South Meridian Rd.; thence along said right-of-way North 00'25'38" East, 275.48 feet; thence North 67'10'51" East, 65.31 feet to the Southerly right-of-way of E. Victory Rd.; thence along said right-of-way North 85'58'45" East, 89.71 feet; thence continuing along said right-of-way North 89'24'50" East, 430.98 feet; RE R4VAL thence North 00'1T51" West, 32.00 feet to the POINT OF BEGINNING, BY Containing 8.461 acres, more or less. r 21 Prepared by: J-U-B ENGINEERS, Inc. Gregory E. Holkesvig, P.L.S. /G1 -j z �, OP 4S Kov4 MERIDIAN PUBLIC WORKS DEPT. GEH:Ihc HADSF110-06-074 - Kastera Cavanaugh Sub110.06-074-AdminWescriptionskl0-06.074-Cavanaugh Commercial Site CN West.doc itu s R / � _} J < 0B� /? % \ c R \§ LLJ 2 w | z o< « < / � a g LLJ ta. \ m . % {f In $ \\ CD c r m � { © # % Q § ry q|LL� — 3--- @ C & Ci \ k (© k W 3 3 | [ < k m $ k 7 Q r � o k. LLJ - zq�,, Z ZD _ A 22tt § � ' Z\AJ&mN99 � 'a & g OV08NVOk|3 2 E � . . �� 2O2G � �� �_� w�� �_�� w„�•_a� � a. ZONES.txt Parcel name: CNWESTI North: 696436.2960 East: 2455148.1584 Line Course: N 89-42-09 E Length: 81.4908 North: 696436.7191 East: 2455229,6481 Line Course: S 00-17-16 E Length: 386.1060 North:696050.6180 East:2455231.5874 Curve Length: 100.7305 Radius:298.0000 Delta:19-22-02 Tangent:50.8501 Chord: 100.2511 Course: S 09-23-46 W Course In: S 89-42-45 W Course Out: S 70-55-13 E RP North: 696049.1227 East: 2454933,5911 End North: 695951.7114 East: 2455215.2204 Line Course: S 19-04-50 W Length: 123.3800 North: 695835.1099 East: 2455174.8878 Curve Length: 105.8402 Radius: 100.0000 Delta:60-38-31 Tangent:58.4843 Chord: 100.9686 Course: S 11-14-25 E Course In: S 70-55-10 E Course Out: S 48-26-19 W RP North: 695802.4202 East: 2455269.3938 End North: 695736.0780 East., 2455194.5693 Line Course: S 19-04-44 W Length: 43.8000 North: 695694.6840 East: 2455180.2524 Line Course: N 70-55-16 W Length: 304.0700 North: 695794.0752 East: 2454892.8851 Curve Length: 116.8498 Radius:250.0000 Delta:26-46-48 Tangent:59.5124 Chord: 115.7893 Course: N 57-31-52 W Course In: N 19-04-44 E Course Out: S 45-51-32 W RP North: 696030.3426 East: 2454974,6026 End North: 695856.2356 East: 2454795.1959 Line Course: N 44-08-28 W Length: 329.6400 North: 696092,7941 East: 2454565.6254 Line Course: N 00-25-38 E Length: 275.4800 North: 696368.2665 East: 2454567.6794 Line Course: N 67-10-51 E Length: 65.3100 North: 696393,5952 East: 2454627.8779 Line Course: N 85-58-45 E Length: 89.7100 North: 696399.8856 East: 2454717.3671 Line Course: N 89-24-50 E Length: 430.9800 North: 696404.2943 East: 2455148.3245 Line Course: N 00-17-51 W Length: 32.0014 North: 696436.2953 East: 2455148.1583 Perimeter: 2485.3882 Area: 368,565 sq. ft. 8.46 acres Mapcheck Closure - (Uses listed courses, radii, and deltas) Error Closure: 0.0007 Course: S O4-36-16 W Error North:-0.00075 East: -0.00006 Precision 1:3,550,555.2857 Page 1 _,avanaugh Rezone Exhibit E I; \/� ',� ► I��ml�i i �r / ,h�y,•,Y'• K / � 1 + t , T1e q�t%'Tk ��d 4•y]�'�� l A�i Y. �. •. i'� �:;� .Air• ka. ARCHITECTURAL VISION AND GUIDELINESS For: Presented by: -�W " DEVELOPMENT rea 15711 Highway 55 Boise, Idaho 83714 (208) 939-LAND (208) 939-8170 fax www.mvcavanau ah.com TABLE OF CONTENTS Introduction to Cavanaugh .........................................................................page 1 TheCaven Home..............................................................................................page 2 OrganicArchitecture..................................................................... .page 6 .................. Introduction to "The Boardwalk" ........... ..........................................................page 8 Commercial Property at "The Boardwalk" ...........................................page 9 Commercial Property Zoned C-N .............................. ..............page 15 Commercial Property Zoned TN-C ..........................................page 16 Residential Property at "The Boardwalk" ............................................page 18 Residential Property at Cavanaugh.................................................................page 18 Homes in "The Boardwalk" ........... ......... page 20 ............................................. Homes North of the Ridenbaugh Canal ...................... .page 21 ......................... Alley Loaded Homes .................................................. ...............page 21 PatioHomes.......................................................................... page 24 IngleFamily Homes.................................................................page 24 Homes South of the Ridenbaugh Canal .................................................page 25 Landscaping at Cavanaugh................................................................................page 26 Architectural Committee ...................... page 29 .......................................................... Architectural Vision and Guidelines - Page 1 of 30 Kastera Development LLC - Development Applications Rezone Application Exhibit E Introduction to Cavanau h Cavanaugh is a one hundred and seventy seven (177) acre neighborhood located in the heart of south Meridian and the Treasure Valley. It promises to be truly a unique community. As Meridian's first planned community, it offers a mixture of office, retail, education, services, worship, leisure and a variety of housing. Cavanaugh offers unparalleled amenities including a spectacular thirteen thousand (13,000) community Civic/Social Hall. Living in Cavanaugh provides families of all ages the opportunity to enjoy natural and open spaces, modern amenities, signature architecture, and most importantly, the convenience of proximity to work, shopping, and relaxation. Architecture at Cavanaugh is a unique and exciting component to the neighborhood. Although the overriding theme is based on the characteristics of organic architecture, standards outlined in this guideline are intended to foster a unified expression more than identify specific styles_ Designs are encouraged to be inventive; defining new and creative architecture. These guidelines will provide the thread to weave a pattern throughout Cavanaugh. It is the responsibility of each Cavanaugh land owner and/or his agent(s) to read and understand the Declaration of Covenants, Conditions and Restrictions (CC&R's) prepared for Cavanaugh, as well as these Architectural Guidelines. The CC&R's and Architectural Guidelines are intended to complement each other. If conflicts between the documents arise, the more stringent guideline shall be adhered to. These guidelines are used by the Architectural Review Committee (ARC) to enforce the standards set for Cavanaugh. ■��fr nPpttLRNWIi�RVt.i ®Raa u. =•Gr. trrW�Ytllr�.et�t,ew .' uur our - T 21 y � If. Page 1 of 30 The Caven Home Architectural Vision and Guidelines - Page 2 of 30 Jerry Caven, a successful entrepreneur, began his career as a teacher in Boise, Idaho where he lived most of his life. In 1965, Jerry started his first McDonald's franchise which has led to a variety of restaurant chains throughout the region. In his youth, he set a conscious asset goal that he would someday own "a home with a fireplace." Jerry and his wife Muriel decided to build a home where they could raise their five children. They wanted the very best architecture available at the time. They selected Darrel McMillan, AIA of Sun Valley, Idaho. The home took 5 years to build. Construction started in 1978, and the Caven family moved into their new home in 1983. Over the years, Jerry has operated several businesses in Boise, one of which was a small construction company. Jerry was the construction superintendent on his own home. The home incorporates over 450 tons of hand cut stone from Steen Mountain near Sun Valley, Idaho. The stone was rail shipped from Blaine County to Meridian. The home features an extensive use of select grade oak. The very best source of oak in the United States was located in Floyds Knob, Indiana. Twenty-five railroad flat cars of rough oak were shipped from Indiana to Boise where it was graded and milled specifically for this home. There is a large amount of large steel beams in the home design. A massive fireplace on the second level features hand stacked stone with a single rock in the center that weighs over two tons. This stone was hand selected and hand positioned. The fireplace is suspended in a hanging design using steel supports twice the size of railroad ties, because Jerry never wanted to see a crack in any masonry joint. The quality of construction throughout the home is emaculate. Second level fire place Master bathroom G� The home has been visited by architects from all over the world to appreciate its unique design and construction and is considered to be among the very best example of quality construction and design in the United States. The home incorporates a modern design true to the 1970 period, and is a fantastic example of organic architecture. It draws from an obvious influence from the work the great American architect, Frank Lloyd Wright. Page 2 of 30 Architectural Vision and Guidelines - Page 3 of 30 View of the pool and home i Back yard view of the home The home will be used as an anchor for the design of Cavanaugh. The home exudes many qualities that will be encouraged to be repeated in the structures at Cavanaugh. The following includes a list of Twentv One (21) Identifving Features in the Caven Home that will be used as a reference throughout the Architectural Guidelines: • The play of light/shade using cantilevers, overhangs, balconies, and pergolas. Consider the imagery cast by shadows. • Basic geometric masses horizontal in perspective or features that are horizontal in Horizontal perspective Variety of textures __ A variety of texture in massive planes. Low pitched roofs with large Overhangs and intersecting roof planes. Expansive glass under large overhangs repeating patterns • Repeating patterns in beam work and materials. Page 3 of 30 Architectural Vision and Guidelines - Page 4 of 30 • Integration of interior and exterior spaces through the use of. skylights, captured views, atriums, exterior materials visually continuing to interior spaces, transparent Atrium with Skylights Courtyard with continued views • Architecture designed around specific captured views. e bringing in generous amounts of natural light. Captured view of the pool and Treasure Valley Transom windows .p�.� • Shadow walls designed to screen windows, and windows recessed into the building envelope. The majority of the windows are facing north to maximize energy efficiency. Kecesscd windows and shadow walls mature iandscapingfor privacy and shade • Porte cocheres. • Exterior spaces that blend with the site and surrounding architecture. Page 4 of 30 U Architectural Vision and Guidelines - Page 5 of 30 rove cocnere Exterior pool and patio tiered with the site • Joints that appear disconnected by a gap that casts shadow (floating ceilings). • Massive structural components. • Stone walls at the Caven home use Trail Creek stone_ The natural stone is used as a structural component applied with minimal or no grout lines. In Cavanaugh, stone must have a structural appearance and not a veneer look. Stone is not permitted to terminate at an outer corner, but must wrap around and continue to a point of intersection at an inside corner. Trail Creek Stone • Materials are true to their nature. Exposed timbers are weathered and stained to enhance the natural tones of the wood. Stone appears structural. • Exposed aggregate concrete provides a variety of texture. • A modern mix of colors; finished industrial products may use bright colors in contrast to natural materials in subtle earth tones. • Exposed redwood timber in a smooth finish. • Smooth finished stucco. • Copper edging, caps and accents. Jerry Caven has been an exceptional figure in our community. He has operated his businesses with honesty and integrity. Jerry and Muriel have been generous in their contributions to the community and have offered time and resources to ministry work locally and internationally. The Caven family was very pleased to learn that Kastera is preserving their home by converting it into a one -of -a -kind Community Center and Civic/Social Hall. It will stand as a tribute to their family and Kastera's commitment to preservation and sustainable redevelopment. Page 5 of 30 I �AYANAUGH Architectural Vision) and Guidelines - Page 6 of 30 Organic Architecture The term "Organic Architecture" was invented by the great American architect, Frank Lloyd Wright. He is considered, by many, the true father of organic design. "So here I stand before you preaching organic architecture: declaring organic architecture to be the modern ideal and the teaching so much needed if we are to see the whole of life, and to now serve the whole of life, holding no `traditions' essential to the great TRADITION. Nor cherishing any preconceived form fixing upon us either past, present or future, but —instead —exalting the simple laws of common sense —or of super -sense if you prefer —determining form by way of the nature of materials... "- Frank Lloyd Wright, An Organic Architecture, 1939 The principles of organic architecture are encouraged at Cavanaugh. Organic architecture, difficult to specify in exact features, is expressed better in emotion. It is recommended that architects involved at Cavanaugh continue their education using the vast amount of literature available on the subject. Frank Lloyd Wright's philosophy of architecture was an extension of the teachings of his mentor Louis Sullivan whose slogan "form follows function" became the mantra of modern architecture. Louis Sullivan stated, `By speaking generally, outward appearances resemble inner purposes." Frank Lloyd Wright changed his mentor's slogan to "form and function are one", using nature as the ultimate example of this integration. Wright inspired a movement that has spread throughout the world. He has said, "For me, what an artist is, is a person who transforms nature by looking at nature, passing it through the soul, and in the expression of what the soul experiences in nature, something more natural than nature itself emerges." Using nature as inspiration, a building or design must grow from the inside out weaving form and function. Organic architecture is not an imitation of nature, but rather, incorporates nature's principles to build forms that mirror the beauty and complexity of nature. The architecture creates a marriage with the context of the site as opposed to forcing itself upon its surroundings. Structures display an honest expression of function and a respect for natural properties of the materials, yet also allow for an expression of individuality. Frank Lloyd Wright's Falling Water A classic example of organic architecture. The Jerry Caven Home Converted to the community clubhouse for Cavanaugh. Page 6 of 30 Architectural Vision and Guidelines - Page 7 of 30 Theorist David Pearson proposed a list of rules for organic architecture. It is known as the Gaia Charter for organic architecture and design. It reads: "Let the design: • be inspired by nature and be sustainable, healthy, conserving, and diverse. • unfold, like an organism, from the seed within. • exist in the "continuous present" and "begin again and again". • follow the flows and be flexible and adaptable. • satisfy social, physical, and spiritual needs. • "grow out of the site" and be unique. • celebrate the spirit of youth, play and surprise. • express the rhythm of music and the power of dance." In his book, New Organic Architecture: The Breaking Wave, David Pearson instructs: Organic architecture is rooted in a passion for life, nature, and natural forms, and is full of the vitality of the natural world with its biological forms and processes. Emphasizing beauty and harmony, its free -flowing curves and expressive forms are sympathetic to the human body, mind, and spirit. In a well -designed "organic" building, we feel better and freer. Inspired by the non -linearity and creative forces of nature and biological organisms, organic architecture is visually poetic, radical, idiosyncratic and environmentally aware; it embodies harmony of place, person and materials. Organic architecture is multi -faceted, free and surprising. Yet its myriad images, ever changeable and overlapping, all grow and flower form the same seed --the inspiration of nature. "Green" or sustainable architecture is evolving fast, too, but there is a danger that, instead of being the vanguard of a new, holistic architecture, it will become engrossed in high-tech and energy -saving issues. Few eco-architecture projects go beyond these parameters to explore the deeper world of spiritual expression and organic form where the wonder and sensual beauty of the natural world are combined with essential practical needs of economy, efficiency, and conservation. What is now coming, as the Breaking Wave, is a new architecture that expresses the union of organic inspiration and truly sustainable design. Patterns and forms in nature, such as the spiral and fractal, are products of internal laws of growth and of the action of external forces, such as sun, wind, and water. Architects learn to use natural forms from observing living structures: trees, bones, shells, wings, webs, eyes, petals, scales, and microscopic creatures... They are the very forms of life and growth and have been key inspirations in organic architecture, whether for ornament, as in Art Nouveau, structure, as with Gaudi, or metaphor, as with Makovecz. The design vision for Cavanaugh embodies organic architecture. Cavanaugh will certainly become the most organic neighborhood in Meridian and perhaps the Northwest! Page 7 of 30 ���I�AUGH i Architectural Vision and Guidelines - Page 8 of 30 Introduction to "The Boardwalk" "The Boardwalk" is 30.1 acre village center, outlined by the Ridenbaugh Canal, Meridian Road, Victory Road, and Cavanaugh Way. It features a variety of office space, retail, specialty shops, and a mixture of attached residential. It will be an ideal place to eat, shop, work, and play, all within walking distance to a variety of housing types. Architecture within "The Boardwalk" will have an obvious connection in style to the homes in Cavanaugh, but boast a unique identity of its own. All buildings will have a comfortable neighborhood feel using four sided architecture to ensure a pleasant experience from all angles. Each structure will incorporate elements of organic architecture and integrate interior and exterior spaces. The combination of lush landscaping and inviting architecture will capture pedestrians and instill tranquility. n 1 rUWK A nao.wnq , � 4 re►is mrort , '`VF � 41 MPP UJOba"W TjlWbertr 77oorMe %M IAA r1a M.. "W "" t © Soo W.Yf►R LMU.a tl10��114R. iqi U-4 R. bCa �0O/ltli lC �I♦ Wt. rlh rw uam b.�r %" IN , urs Breen WY Mn % t M.. [1ydIUe 4."LWW MW Mrr S"U�d Y��ri� 1Lbo Luar4rc tVtOrt�g, ra. Mra ups• ary. Q R�OSbIbL KSA bOrfi Vfi09Rsif CaocR.� �4SW Mrt rkq Ma bft i ROW IATR 4MV— W` Z7J.W k1'KRR 71.4A Rt9�l�}T ��Alas t! loci:In �M4M. RSW� � KOOr�a.rs.er UK Rs U W Lim CSC 1►. = My Lb— Wwp 15"I� I%- rjIWW,. " Page 8 of 30 dY9NAl,JGH Architectural Vision and Guidelines - Page 9 of 30 Commercial Property at "The Boardwalk" Commercial architecture at "The Boardwalk" is strongly influenced by organic architecture focusing primarily on the integration of interior and exterior spaces. Designs should create a comfortable, alluring environment that encourages pedestrians to sit, both inside and out, and enjoy the setting. Using the Caven Home as inspiration, each building must incorporate a minimum of twelve (12) of the Twenty One Identifying Features in the Caven Home. These features must be called out on the elevations plan of the structure's construction documents. A short narrative will be prepared by a licensed architect on how the structure embodies traditional "Organic Architecture". The narrative will be inserted into the construction documents. Exterior dining found at Hyde Park, Idaho Pedestrian plaza found at Redstone, Utah Pedestrians are a primary focus at "The Boardwalk". Architects are encouraged to find inventive ways for people to interact with the architecture and with themselves. "The Boardwalk" will create an environment that will appeal to the senses. This can be accomplished through shaded sitting areas, statues, water features, a variety of texture, or anything stimulating, calming, or that appeal to emotion. Pedestrians will desire to pause and experience. Page 9 of 30 i l . Architectural Vision and Guidelines - Page 10 of 30 Awnings and pergolas are encouraged at retail and pedestrian settings. All proposed awnings must be submitted for ARC review and written approval. If provided, awnings shall fit the window bays to blend with or augment the architectural character of the building. The awnings must be constructed of a material selected to complement the body color of the building and are only allowed at ground floor elevations. Awnings above the ground floor will be reviewed on a case -by -case basis. Pergolas should extrude from the primary structure, complimenting the architecture. Awning found at Hyde Park, Idaho rergola Additional levels will feature cantilevered bays and balconies. Second level occupants, weather residential or commercial, are encouraged to provide exterior space in the form of a cantilevered patio or balcony. Pedestrians should feel embraced by the architecture. At specified locations, beamwork, or sky bridges will span the roadway and pedestrian pathways to interconnect architectural structures. Balcony found at Bown Crossing Sky bridge found at Redstone, Utah Structures at "The Boardwalk" are limited in height. Buildings should compliment the surrounding neighborhoods instead of tower over them. To maximize area but minimize building footprint and height, architects are encouraged to utilize basements. Page 10 of 30 4 �AVANAI�GH Architectural Vision and Guidelines - Page 11 of 30 All exterior colors are subject to approval by the Architectural Review Committee (ARC). Colors must vary from building to building, but will typically utilize subtle colors of the natural environment. Exposed natural wood must be stained or treated, and it is encouraged to preserve the natural tones and grain of the wood. In the design of commercial buildings, which propose the use of a composite of exterior materials, consideration shall be given to appropriate balance, both in terms of the amount of each material, as well as the specific areas of their use. Heavier appearing materials shall be placed below lighter appearing materials. Materials should be quality, durable products. All glass, plastic or other transparent skylight or solar device shall be treated to eliminate reflective glare. Clear, bronze or gray glazing is preferred over white translucent. Flat skylights are preferable to domes. Solar collectors are encouraged at "The Boardwalk"; however, the collectors must be flat to the roof. In addition, the majority of the mechanical portion of the system must be contained within the structure and not positioned on the roof. Preliminary and final ARC approval is required for all solar collection systems. Wood, vinyl or prefinished metal frames and sashes are allowed. Clear or "low E" glazing are required. No reflective glass is allowed without ARC approval. Aluminum windows, door frames and skylights must be factory painted or vinyl clad unless other treatments are specifically authorized by the ARC. Interior window treatment shall harmonize with the exterior facade. Bay windows shall extend to the floor level and be visibly supported, or extend completely to the ground. Door and window shutters shall be sized to cover the window. Windows in wood -sheathed walls shall be surrounded with an appropriate trim board applied flush with the wall surface. Roofing applications will be reviewed on an individual building basis. Wood shakes and shingles are discouraged due to fire danger. Low slope single ply membrane roofs may be permitted when a parapet and cornice are used to conceal all roof -mounted equipment from the view of adjacent properties. Flat roofs shall be concealed by sloped roofs or parapet and cornice walls. Where sloped roofs are used, main roofs may have a maximum 8/12 pitch, but are encouraged to utilize a low profile. Eaves shall overhang at least 18 inches and shall be visibly supported by exposed rafter ends or braces. Eaves less than 18" will be individually considered by the ARC. All roof -mounted components such as mechanical equipment shall be visibly screened from view from any adjacent street. Locations of receiving devices are subject to approval. Gutters are recommended and may be required on some buildings. All gutters and downspouts shall be designed as a continuous architectural design feature. Exposed gutters and downspouts shall be colored or painted to blend in with the surface to which they are attached. All drainage pipes connected to downspouts must be concealed from the view of neighboring properties or displayed in a pleasing manner. In addition, this drainage must be accommodated on the owner's property. Exterior lighting fixtures will have downward -directed light sources which are shielded with a minimally translucent material. Colored lamps are prohibited. Spotlights and floodlights are prohibited except when activated by a motion detector and approved for safety locations. Street lights are provided by the developer at intersections and along roadways. Additional pole Page 11 of 30 Architectural Vision and Guidelines - Page 12 of 30 lighting at parking lots and around buildings must match the adjacent lighting or submit a complimenting light for ARC review. All exterior lighting fixtures are subject to ARC review. Signs Cavanaugh is positioned along State Highway 69 (Meridian Road), a vital transportation route. The corner of Victory and Meridian Road is a busy signaled intersection which offers great exposure for the commercial properties in "The Boardwalk". The layout was designed to preserve an angled view from the intersection through the center of the main shopping corridor. Signs at "The Boardwalk" should utilize exposure, but enhance both the building and the street. Signs must be professionally produced and use elegant simplicity in design. Plastic or cardboard store-bought or handmade signs are prohibited. Signs may be backlit, top or bottom lit with single or multiple sources. Signs must be discreet enough not to overpower their surroundings or context. Each building may install a total of two (2) signs from the following types: o Window Signs: Maximum sign shall be four (4) square feet. o Wall Signs: Maximum sign size shall be 5% of ground floor facade area or twenty four (24) square feet, whichever is less. Maximum sign height shall be eighteen (18) feet above the sidewalk. Applied lettering may be substituted for wall signs. o Awning and Canopy Signs: Maximum sign area shall be ten (10) square feet on main awning face, and four (4) square feet on awning valance. Lettering may appear but shall not dominate sloped or curved portions, and lettering and signboard may be integrated along the valance or fascia, or free standing letters mounted on top of and extending above the fascia. In addition, the following shall be permitted: o One Projecting sign per building. Maximum sign area shall be six (6) square feet. o Distance from the lower edge of the signboard to the ground shall be a minimum of seven (7) feet. For single story buildings: top signboard edge shall be no higher than the wall from which it projects. For multi -story buildings: top signboard edge shall be no higher than the sill or bottom of the average second story window height. The distance from building wall to signboard shall be a maximum of six (6) inches. Maximum signboard width shall be three (3) feet. o One entry sign per service entry, a maximum of two (2) square feet in area. o One directional sign, a maximum two (2) square feet, facing a rear or side parking lot. o Monument signs subject to review by Meridian and the ARC. Signs considered exempt are as follows: Page 12 of 30 _ ... AVANAUab— Architectural Vision)) and Guidelines - Page 13 of 30 o Temporary cultural and public service window posters, when posted inside businesses, shall be permitted. o Temporary promotional or special window signs, posted inside businesses, shall be permitted for fourteen (14) days. o Special signs, such as custom illuminated, shall be submitted for approval to the ARC. Signs considered prohibited are as follows: o Signs on roofs, chimneys and balconies. o Billboards. o Neon or other gas filled signs unless they are mounted on the interior. o Off -site advertisements. o Flashing, blinking, moving, or mobile signs. o Banners, expect for public events approved by the ARC. Flagpoles, flags and banners require prior ARC review and approval before they may be installed. Size of flag and height of pole are also subject to ARC approval. Other Design Elements Overhead doors should be carefully designed to minimize visual impact, but accommodate vehicle loading and unloading. When possible, it is encouraged to design overhead doors on a sunken or basement level. Loading docks and service areas shall be visually screened from the street and placed where they will not impact the view corridors. Parking and drive corridors will comply with guidelines set forth by Ada County Highway District and the City of Meridian. If adjoining property owners choose to functionally connect their parking lots for shared parking, the landscaping requirements and number of spaces is Page 13 of 30 Y6d�_ Architectural Vision and Guidelines - Page 14 of 30 subject to ARC and City of Meridian approval. The number of continuous, side -by -side parking stalls shall not exceed eleven (11), with interruptions of trees and landscaping. No parking whatsoever shall be allowed in access and alley easements; it is each owner's responsibility to see that their guests, invitees, and lessees abide by this condition. No vehicles shall be parked in the street for more than twenty four (24) hours at a time. Parking lot designs should provide for the necessary parking spaces and related landscaping and pedestrian access. At least one paved, continuous and direct pedestrian walkway through the parking lot to the building shall be provided. It shall be a minimum of eight (8) feet wide. The walkway must be adjacent to a minimum five (5) foot wide landscape strip, with trees planted every twenty to thirty (20-30) feet on center, depending on the tree crown diameter. When the walkway crosses a driveway, the walkway paving treatment shall be continuous. The walkways shall have weather protection (including, but not limited to, an awning or arcade) within twenty (20) feet of all customer entrances. Site utilities for each structure are to be installed underground. Exposed plumbing, electrical, and all other utilities and services are prohibited. Utility boxes and meters are to be located and/or screened so as to minimize their visual exposure to roadways and pedestrian pathways. They shall be installed according to the guidelines provided by the utility companies. All meter housings and junctions must be painted to match the adjacent architecture. Mechanical equipment shall be located within designated areas and screened to minimize visual and sound impact. Screening materials must compliment adjacent building materials. Chain link enclosures are prohibited. When not provided by other structures, each commercial building shall have a screened service yard enclosing garbage, recycling, and trash containers, landscape debris, outdoor maintenance equipment and so forth. Service yards may be detached from the building and must be screened from view of other buildings or roadways in a pleasing way. Chain link enclosures are prohibited. Acceptable trash enclosure found at Redstone, Idaho Page 14 of 30 i Architectural Vision and Guidelines - Page 15 of 30 All service yards must be reviewed and approved by the ARC. Owners are responsible for their own garbage and trash removal during and after construction. Construction sites must be kept clean from trash and construction debris at all times. Construction sites that are not kept clean (at least weekly removal of trash and construction debris) may be subject to the ARC action. Burning or dumping of garbage, landscape debris or trash is prohibited. Modified Zoning Plan "The Boardwalk" is divided into three zoning areas that consist of the C-N and TN-C zonings as shown below. Guidelines specific to these zonings are outlined in the following sections. EXISTING OBSERVATION POINT SUBDIVISION E.- ACTOR'- -RO ,i a J `. Commercial Property Zoned C-N Commercial properties within the C-N zoning area will comply with the allowed uses the City of Meridian's zoning code with the exception of a neighborhood market that may exceed the size standard. Buildings will have a front setback of twenty (20) feet, a rear setback of twenty five (25) feet, and a side street landscape buffer of ten (10) feet for local streets. Buildings will have a maximum building height of thirty five (35) feet. Facades visible from a public street shall incorporate modulations in the facade, roofline recesses and projections along a minimum of twenty percent (20%) of the length of the facade. The primary building entrances shall be clearly defined by the architectural design of the building. Windows, awnings, or arcades shall total a minimum of thirty percent (30%) of the facade length facing a public street. Roof design shall demonstrate two (2) or more of the following: 1) overhanging eaves, 2) sloped roofs; 3) two (2) or more roof planes; 4) varying parapet heights; and 5) cornices. Page 15 of 30 �AVAt�(AUGH Architectural Vision and Guidelines - Page 16 of 30 All ground level and rooftop mechanical equipment shall be screened to the height of the unit as viewed from the property line. Exterior building walls shall demonstrate the appearance of high quality materials of stone, brick, wood or other native materials. Acceptable materials include wood, tinted or textured masonry block, textured architectural coated concrete panels, or stucco or stucco like synthetic materials. Smooth faced concrete block, tilt -up concrete panels, or prefabricated steel panels are prohibited except as accent materials. A continuous internal pedestrian walkway that is a minimum of eight (8) feet in width shall be provided from the perimeter sidewalk to the main building entrance. The walkway width shall be maintained clear of any outdoor sale displays, vending machines, or temporary structures. The internal pedestrian walkway shall be distinguished from the vehicular driving surfaces through the use of pavers, colored or scored concrete, or bricks. Hummel Architecture building, Boise, Idaho Example of an office building 4 y: a: Office building found at Redstone, Utah X aAMIKPW 01 a name round at Redstone, Utah --��-�••�•���� llnuu,ug mums ai xeastone, Utah Commercial Property Zoned TN-C Commercial properties within the TN-C zoning area will comply with the allowed uses the City of Meridian's zoning code. Buildings will have a maximum building height of forty five (45) feet and a minimum of two (2) stories. The maximum building footprint is twenty thousand (20,000) square feet unless modified by the City of Meridian. Structures are encouraged to be stair stepped in the massing of upper levels to create pedestrian friendly areas at multiple levels. Offsets in the exterior envelope are encouraged to create exterior dining areas. Entries should be recessed and accentuated. Page 16 of 30 1-6�GE— I Architectural Vision and Guidelines - Page 17 of 30 IA rt$ ; r Stair stepped architecture at the second level found at Bown Crossing, Idaho Structures within the TN-C zoning area will typically have commercial retail occupying the ground level. Occupant of upper levels may include office and residential units. -�•�_ _�_� -stu tu,aeu use upper level found at BoDo, Idaho Page 17 of 30 -i- v h� Architectural Vision and Guidelines - Page 18 of 30 Residential Property at "The Boardwalk" "The Boardwalk" provides a wide range of housing types in order to appeal to families of various income levels. It features sixty one (61) large condominium units, thirty two (32) apartments, and twelve (12) lofts totaling one hundred and five (105) attached residential units. These units are positioned above and adjacent to the commercial uses and provide a transition to the lower density residential in Cavanaugh. Residential Property at Cavanaugh Cavanaugh offers a wide variety of housing types and styles. Homes near Victory Road are generally smaller in size on compact lots which are buffered along the roadway. Here you will find homes more traditional in style. As you travel south, over the Ridenbaugh Canal and up the hill, homes progressively become larger and more organic in style. Near the intersection of Victory and Meridian Road, homes are intermixed with commercial property in a modern fashion. Common Residential Standards All of the homes in Cavanaugh will be held to a high level of quality in design and construction. Architects and builders should work together to create homes that will stand the test of time. Builders are encouraged to utilize the latest in energy conservation and LEED standards. Thermal windows, low-e glass, and other energy saving methods for windows and doors are encouraged. The prudent use of materials may help minimize the visual impact of excessive height and mass, (i.e., wainscoting, base trim boards, frieze boards, and belt courses are a few design alternatives for effectively eliminating long, tall, uninterrupted walls.). When masonry is used on the front of a building and it extends to any corner, it must extend at least 18" around the adjoining side elevation. When possible, it should continue to an inner corner where it can die into the architecture. Exterior finished material must be carried down to within eight inches of grade. Only eight inches of exposed foundation is permitted on any exterior elevation. All exterior colors are subject to approval by the ARC. Colors must vary from building to building, but will typically utilize subtle colors of the natural environment. Exposed natural wood must be painted, stained or treated, and it is encouraged to preserve the natural tones and gain of the wood. Roofs at Cavanaugh will vary in material and pitch. Metal roofing is acceptable on secondary features or accents, but not as a primary covering. No painted or glazed tile will be permitted. Roofing materials should avoid bright colors, and large monochromatic fields of color. Flat roofs are acceptable but must be sensitive to properties with a view from above. It is preferred that flat roofs are secondary in area and are screened with pitched roof. Although roofs are generally low profile, exceptions allow for up to 8/12 pitch. Eaves shall overhang at least eighteen (18) inches and shall be visibly supported by exposed rafter ends or braces. Eaves less than eighteen (18) inches will be individually considered by the ARC. No roof top equipment is allowed without specific approval. Locations of receiving devices are subject to approval. Page 18 of 30 Cavtir.�AUG� I Architectural Vision and Guidelines - Page 19 of 30 Creative, artistic expression is encouraged through skilled craftsmanship in stone patterns, wood carvings, plaster patina, ironwork, light fixtures, brackets, ceramic and glass. Architecture should strive for unique individuality, yet compliment the style of the neighborhood. The individuality of ornamental features should be basic to the permanent character and quality of the primary structure and its related landscape, rather than appearing as an unrelated accessory item. Copper artistry Creative craftsmanship Garages should not dominate the house design. When possible, it is encouraged to design garages on a sunken or basement level. Garage doors should be a slightly darker shade than the main color of the residence to accentuate a recessed look, but not dark enough to call attention. Side entry garages shall provide a back up area of at least twenty eight (28) feet and a turning radius of at least twenty six (26) feet. Driveways may be concrete, asphalt or masonry pavers. Site utilities for each lot are to be installed underground. Utility boxes and meters are to be located and/or screened so as to minimize their visual exposure to roadways and adjacent properties. Trash containers, pool mechanical equipment, air conditioning equipment, and lawn maintenance equipment are to be located within a designated area and screened so they are not visible from roadways. The design of pools must include appropriate fencing for safety. When building pools and terraces on sloping sites, it is important to consider the visual exposure from the downhill side. Stepped walls, terraced planting, and other landscaping should be used to blend the pool and terrace structures into the topography. Due to environmental concerns, it is recommended that a drywell be constructed to allow for disposal of pool backwash and draining. Pool equipment must be enclosed within a walled screen that relates to the architecture of the primary structure. Exterior lighting fixtures will have downward -directed light sources which are shielded with a minimally translucent material. They should have concealed or filtered light sources with minimum necessary wattage. Colored lamps are prohibited. Spotlights and floodlights are prohibited except when activated by a motion detector and approved for safety locations. All exterior lighting fixtures are subject to ARC review. Page 19 of 30 30 Example of acceptable street lighting and address marker Homes in "The Boardwalk" Homes within "The Boardwalk" are zoned TN-C and must comply with the applicable code. Buildings will have a maximum building height of forty five (45) feet and a minimum of two (2) stories. The maximum building footprint is twenty thousand (20,000) square feet. Using the Caven Home as inspiration, each building must incorporate a minimum of ten (10) of the Twenty One Identifying Features in the Caven Home. These features must be called out on the elevations plan of the structure's construction documents. "The Boardwalk" provides a wide range of housing types in order to appeal to families of various income levels. It features sixty one (61) large condominium units, thirty two (32) apartments, and twelve (12) lofts totaling one hundred and five (105) attached residential units. These units are positioned to provide a transition to the lower density residential in Cavanaugh. Condominium units will range from two to three (2-3) stories high, and possibly utilize basements. Each condominium has a private garage accessed from a rear alcolor and texture to create a unique ley. Each unit within the same building shall be designed with a variety in mass, identity, but must still maintain harmony along the streetsc col Page 20 of 30 {`AVM %"'. Architectural Vision and Guidelines - Page 21 of 30 Example of attached units found at Bown Crossing Alley accessed Condominiums found at Redstone Apartments are housed in a three (3) story building with a basement. They consist of a mixture of one and two bedroom units. Entrance to units shall be spaced to increase individuality, and shall be oriented Lofts are found intermixed within commercial structures. Each loft has a private garage accessed from the rear of the commercial property. These garages are encouraged to be sunken or on a basement level. Homes North of the Ridenbaugh Canal The area referred to in this section is located is located to the east of "The Boardwalk" and consists of phases one, two, and three. It has a mixture of Alley Loaded Homes, Patio Homes, and Single Family Homes. Alley Loaded Homes have an average lot size of thirty three hundred and forty four (3,344) square feet with garages facing a rear alley. Patio Homes have aavera e lot size of thirty six hundred and thirty one (3,631) square feet. Both Ailey Loaded and Patio n g Homes may or may not be attached units. Single Family Homes are strictly single family detached homes that vary in size. Single family homes comprise a large portion of phase one and all of phases two and three. Using the Caven Home as inspiration, each home unit must incorporate a minimum of six 6 of the Twenty One Identifying Features in the Caven Home. These features must be called out on the elevations plan of the structure's construction documents. Alley Loaded Homes Alley Loaded Homes have a narrow building footprint with garages accessed from a rear alley. These homes may be attached or detached. Home owners enjoy minimal maintenance with mo of the front and year yard in common maintenance. Cavities in the side of the building foot rinst create a private inner courtyard or side yard. g p t Page 21 of 3 0 Architectural Visinn Attached Alley Loaded Homes are designed with attached garages, but separated living space. This design concept provides the appearance of more traditional detached single-family homes from the street, while providing opportunities for increased densities. Alley Loaded Homes are zoned TN-R and must comply with the City of Meridian's zoning requirements. The minimum front setback is ten (10) feet to the home and twenty (20) feet to the garage. The rear setback is twelve (12) feet to the home and twenty (20) feet to an alley loaded garage. The minimum side setback is five (5) feet for property lines adjoining unattached walls. Attached walls obviously require no setback. Side yards adjoining a street require a ten (10) foot setback. The maximum height to an eave providing roof access is thirty (30) feet and the overall maximum height is forty feet_ All dwelling units shall have a minimum of two (2) lights at the front of the unit. All dwelling units on alley accessed properties shall have a minimum of two (2) lights along the alley. All lighting required in this section shall prevent up lighting and shall be on a photocell that activates the lighting at dusk and turns it off at dawn_ Page 22 of 30 Architectural Vision and Guidelines - Page 23 of 30 A An Page 23 of 30 a - Patio Homes Architectural Vision and Guidelines - Page 24 of 30 Patio Homes circle the Alley Loaded Homes and are slightly larger in size. They are the smallest hundred (1200) square feet exclusive of basements. units in Cavanaugh that feature a private back yard. Homes have a minimum size of twelve Much like the Alley Loaded Homes, they will range much larger adding diversity into the streetscape. Due to the density of Patio Homes, visual dominance of garage doors is a concern. It is encouraged to design garages on a sunken or basement level. Garages on the main level must not have more than one (single or double) door per structure plane. Adjacent doors must be offset by no less than three (3) feet. FN Example of a Patio Home with a basement garage Patio Homes are zoned TN-R and must comply with the City of Meridian's zoning requirements. The minimum front setback is ten (10) feet to the home and twenty (20) feet to the garage. The rear setback is twelve (12) feet to the home and twenty (20) feet to an alley loaded garage. The minimum side setback is five (5) feet for property lines adjoining unattached walls. Attached walls obviously require no setback. Side yards adjoining a street require a ten (10) foot setback. The maximum height to an eave providing roof access is thirty (30) feet and the overall maximum height is forty feet. All dwelling units shall have a minimum of two (2) lights at the front of the unit. All dwellin units on alley accessed properties shall have a minimum of two (2) lights along the alley. All g lighting required in this section shall prevent up lighting and shall be on a photocell that ac the lighting at dusk and turns it off at dawn. tivates Single Family Homes The remainder of the homes north of the canal are zoned R-8. These homes are strictly 35 sing le - family detached units. The minimum front setback is fifteen (15) feet to the home and twenty (20) feet to the garage. The rear setback is twelve (12) feet. The minimum side setback is four ent (4) feet. Property lines adjoining a local street require a fifteen (15) foot setback an (25) feet for collector streets. The maximum building height is thirty five d twenty five ( ) feet. Page 24 of 30 Architectural Vision and GilitipHnoo _ Page 25 of 30 Frederick C. Robie House, Chicago, Illinois Example of Single Family Home by Frank Lloyd Wright Example of an entry in modern design Boise, Idaho Homes South of the Ridenbaugh Canal Homes South of the Ridenbaugh Canal are generally larger homes starting at eighteen hundred (1800) square feet, exclusive of basements. Many of the homes here enjoy spectacular views of the Treasure Valley. All of the homes south of the canal are zoned R-8. These homes are strictly single- ily detached units. The minimum front setback is fifteen (15) feet to the home and twenty (20) feet to the garage. The rear setback is twelve (12) feet. The minimum side setback is four (4) feet. Property lines adjoining a local street require a fifteen (15) foot setback, and twenty five (25) feet for collector streets. The maximum building height is thirty five (35) feet. Using the Caven Home as inspiration, each building must incorporate a minimum of fifteen 15) of the Twenty One Identifying Features in the Caven Home. These features must be called out on the elevations plan of the structure's construction documents. Frank ... •�..� Hume ammo, Oak Pak __ � Porte cochem, Boise, Idaho Page 25 of 30 �AVANA .i-i � Architectural Vision and Guidelines - Page 26 of 30 Hillside homes present a low silhouette relative to their site context. Structures follow the horizontal profile of the topography, with careful stepping of architecture, site walls, and terraces to merge the downhill side of each residence back into the surrounding landscape. Each building is designed to maximize views and minimize elevation. Exposed understructures of buildings built on hillside sites are prohibited. i =unuu --- _ =w.•��•••, ursignea by FranL- Lloyd Wight Example of architecture blended with the site Landscaping at Cavanaugh Streets at Cavanaugh will exceed the landscape and buffer requirements set by the City of Meridian. Landscaping is a priority throughout Cavanaugh. We hope to create a comfortable established feeling through the use of mature trees and to beautify the area with a generous amount of flowers, vines and bushes. Entry pergola at Cavanaugh Cavanaugh identifies six categories of trees utilized to create themed streetsca es to their image and improve wayfinding. The six categories are defined as: p enhance Shade Trees: A six (6) foot planter strip is provided between the curb and the sidewalk of all local streets. Shade trees are planted frequently within the strip to beauti the streetscape and provide shade for pedestrians. Shade trees are such that will m ewalk minimize long term disturbance to the sidewalk. Canopy Trees: Canopy trees are paramount along residential streets. These trees Provide a second tier of green and shade that tower over the shade trees. Single fa mily amily Page 26 of 30 f AYA N� Architectural Vision and Guidelines - Page 27 of 30 residences are required to have a minimum of one (1) canopy tree in the front yard within ten 0 0) feet from the sidewalk. Gateway Trees: These trees use color and scale as identifying markers for the entry places for Cavanaugh. Storefront Trees: Storefront trees are smaller in stature, have less leaf drop, and grow vertically to keep branches away from awnings, signage, and storefronts. Parking Lot Shade Trees: Parking areas associated with commercial and institutional development are required to have shade trees. These trees must survive in an "auto environment" and provide modest to fast growth for shade. Buffer Trees: Buffer trees are utilized along collector and arterial streets, and in transition areas to provide a visual, and sound buffer. These are hardy evergreen trees with dense leaf and branch growth. Street landscaped buffers are required by the City of Meridian, and Cavanaugh will exceed these requirements. Other Design Elements Pedestrian walkways, jogging paths, and bike paths are critical to Cavanaugh. The y provid trail network throughout the neighborhood and continue throughout the region through the e a Ridge -to -Rivers Pathway Pan. The Ridenbaugh Canal is an integral part of this plan. The canal bisects the neighborhood along the southern boundary of "The Boardwalk" making it a convenient pedestrian corridor. Trails along the Ridenbaugh will be lush and charming with points of discovery along the way. Foot bridges allow pedestrians to easily cross the canal to access amenities and pathways throughout the neighborhood. The architecture and landscaping in Cavanaugh should continue this pedestrian friendly feel. Parking lot walkways should incorporate trees and inviting landscape. Entry walkways to homes and business should be designed to enhance the entry and connect the building to the neighborhood. 4� ti. Pergolas over sidewalks found at The Shores, Idaho Each building site shall be developed with minimal impact to the existing topography. All excavation spoils must be removed from the site. All areas disturbed during construction must be restored to their original appearance or in accordance with an approved landsca a la p plan. Page 27 of 30 Architectural Vision and Gui(' Kaufmann house Fallin ' _�W " gwater Porte cochere blended into the site and landscape W - -- - ..�,Y, ...a■ iy lanascaping with architecture A drainage plan must be included as part of all construction and landscape submittals, and is subject to ARC approval. All site drainage must be retained and disposed of on the owner's Property. The use of bio-swales is encouraged. Provisions for the disbursement of roof, gutter, site, landscape, walkway and parking lot drainage are the responsibility the owner of the property on which the drainage originates. Owners should consult with professionals to discuss their drainage risk factors and specific solutions. Structures located in such a way that they may be subject to additional water difficulties (from street run-off or other sources) during conditions that exceed the system's designed capacity should investigate these possibilities and utilize effective drainage system(s) recommended by a drainage professional. Underground irrigation is required unless xeriscape design is approved. Underground automatic irrigation systems need to be designed to irrigate lawn and shrub areas with separate zones. All spray heads (pop -ups) must have pressure -regulating capabilities. Irrigation controllers must have the modern features that allow for water efficient programming. Boulders shall be sunk a minimum of one-third below grade and massed in groups of two or more of varying size to give a natural look. Exterior built-in barbecue units, fire pits and/or fireplace must be contained within a rear patio or courtyard. Paving of hai dscape areas within the homesite can help create interest and variety to the character of outdoor spaces - terraces courtyards, patios, and walks. The material used f texture to the materials of the adjacent architecture. By varying the pattern, material, and ' or paving should be compatible in color and formality of paving, a richness of identity can be brought to the outdoor areas. material should be used wherever practical to minimize run-off and to support rain absorption. Pervious paving Spaced flagstone wn—Way anu Pavers Page 28 of 30 ... ��,avar�auc� Architectural Vision and Guidelines - Page 29 of 30 Permanent custom fencing and site walls in Cavanaugh are subject to ARC review. No cyclone, metal mesh, or chain link fences are allowed whatsoever except that fence posts may be metal or steel enclosed in wood. Site wall materials should generally match building materials of adjacent architecture. Water Features All water features must have written ARC approval prior to their construction and/or installation. The ARC has sole discretion and may reject any water feature deemed inappropriate. Water features shall be integrated as part of the landscape or streetscape. Water features shall be sized, located, and oriented to complement the adjacent building or landscape environment. Noise from water features shall be limited so as to not impact adjoining or adjacent buildings or homesites. Water features shall be scaled as a minor landscape element ... they shall not dominate or distract from the landscaping or the architecture of the building. Water featurodaThe Shores, Idaho Architectural Review Committee An architectural review committee (ARC) will be established to enforce all of the design concepts described in this guideline. The committee will be designed to secure the quality of the architecture and landscaping in Cavanaugh. All plans must be submitted the ARC prior to issuance of building permits. A preliminary review process tests the building and site cone pt. Concerns or objections are easier to address and less costly when they are identified prior to construction. No structure or improvement will be constructed without approval. The ARC reviews submittals and makes rulings that may supersede the codes enforced by the Cit of Y Page 29 of 30 T i Architectural Vision and Guidelines - Page 30 of 30 Meridian. In cases where similarity in building design or appearance is deemed a concern by the ARC, modifications to the design may be required to eliminate similarities. The ARC reserves the right to grant variances or modify these standards as it deems appropriate. Note to City of Meridian Kastera wanted to submit this draft "Architectural Vision of Guidelines" document to the Meridian Planning Department so you could see the scope of our commitment to good plannin and design at Cavanaugh. As we work with your planning and building staff, we will finalize g this document with city input. Thank you. END Page 30 of 30 Cavanaugh Rezone Exhibit E Orm N .�noi�i� sng QV02I NWQI2I 0 d It lJ ARCHITECTURAL VISION AND GUIDELINESS Presented by: 0?<j6-VFL0MMNT 15711 Highway 55 Boise Idobo837l4 ,---'--.^.~`^, ycayanaughLcom Introduction to Cavanaugh -.---------- The CovenHooe ___---'---'-------------------'pagel hitecture___---_-------pmgo2 OrganicIntroduction to "The -------------------'---------------------'-�m��6 _ —'---'--------'------------- �u���@ ^-u/uo/crczml at "The -_. -----' _ _____________-----.. page ~-°^"u/e/ciul Property Zoned C-N ------.---------------��agml5 ~-°^"/u"rc/ul Property Zoned TN-C Residential Property at"The ----------------~---'pugel0 Boar Residential Property at �'--' ---------------------'page l8 Homes in "� Boardwalkg—' -----~--------~----------------pnQel8 Architectural Vision and Guidelines - Page 1 of 30 Kastera Development LLC - Development Applications Rezone Application Exhibit E Introduction to Cavanau h Cavanaugh is a one hundred and seventy seven (177) acre neighborhood located in the heart of south Meridian and the Treasure Valley. It promises to be truly a unique community. As Meridian's first planned community, it offers a mixture of office, retail, education, services, worship, leisure and a variety of housing. Cavanaugh offers unparalleled amenities including a spectacular thirteen thousand (13,000) community Civic/Social Hall. Living in Cavanaugh provides families of all ages the opportunity to enjoy natural and open spaces, modern amenities, signature architecture, and most importantly, the convenience of proximity to work, shopping, and relaxation. Architecture at Cavanaugh is a unique and exciting component to the neighborhood. Although the overriding theme is based on the characteristics of organic architecture, standards outlined in this guideline are intended to foster a unified expression more than identify specific styles, Designs are encouraged to be inventive; defining new and creative architecture. These guidelines will provide the thread to weave a pattern throughout Cavanaugh. It is the responsibility of each Cavanaugh land owner and/or his agent(s) to read and understand the Declaration of Covenants, Conditions and Restrictions (CC&R's) prepared for Cavanaugh, as well as these Architectural Guidelines. The CC&R's and Architectural Guidelines are intended to complement each other. If conflicts between the documents arise, the more stringent guideline shall be adhered to. These guidelines are used by the Architectural Review Committee (ARC) to enforce the standards set for Cavanaugh. jCAVil NA =H— �J ®�w�e 0- ILM�l�ymrTl a. '-..... •� �••Rt9tw �,M4 nw.•whs�6 K•.hnO" iP, �"nr NnlM �Y� Page 1 of 30 � VAN AUGH Architectural Vision and Guidelines - Page 2 of 30 The Caven Home Jerry Caven, a successful entrepreneur, began his career as a teacher in Boise, Idaho where he lived most of his life. In 1965, Jerry started his first McDonald's franchise which has led to a variety of restaurant chains throughout the region. In his youth, he set a conscious asset goal that he would someday own "a home with a fireplace." Jerry and his wife Muriel decided to build a home where they could raise their five children. They wanted the very best architecture available at the time. They selected Darrel McMillan, AIA of Sun Valley, Idaho. The home took 5 years to build. Construction started in 1978, and the Caven family moved into their new home in 1983. Over the years, Jerry has operated several businesses in Boise, one of which was a small construction company. Jerry was the construction superintendent on his own home. The home incorporates over 450 tons of hand cut stone from Steen Mountain near Sun Valley, Idaho. The stone was rail shipped from Blaine County to Meridian. The home features an extensive use of select grade oak. The very best source of oak in the United States was located in Floyds Knob, Indiana. Twenty-five railroad flat cars of rough oak were shipped from Indiana to Boise where it was graded and milled specifically for this home. There is a large amount of large steel beams in the home design. A massive fireplace on the second level features hand stacked stone with a single rock in the center that weighs over two tons. This stone was hand selected and hand positioned. The fireplace is suspended in a hanging design using steel supports twice the size of railroad ties, because Jerry never wanted to see a crack in any masonry joint. The quality of construction throughout the home is emaculate. Second level fire place Master bathroom The home has been visited by architects from all over the world to appreciate its unique design and construction and is considered to be among the very best example of quality construction and design in the United States. The home incorporates a modern design true to the 1970 period, and is a fantastic example of organic architecture. It draws from an obvious influence from the work the great American architect, Frank Lloyd Wright. Page 2 of 30 Architectural Vision and Guidelines - Page 3 Inc 30 view of the pool and home Back yard view of the home The home will be used as an anchor for the design of Cavanaugh. The home exudes many qualities that will be encouraged to be repeated in the structures at Cavanaugh. The following includes a list of Twenty One (21) Identifying Features in the Caven Home that will be used as a reference throughout the Architectural Guidelines: The play of light/shade using cantilevers, overhangs, balconies, and pergolas. Consider the imagery cast by shadows. Basic geometric masses horizontal in perspective or features that are horizontal in I Horizontal perspective Variety of textures A variety of texture in massive planes. Low pitched roofs with large overhangs and intersecting roof planes. Expansive glass under large overhangs • Repeating patterns in beam work and materials. —peaung patterns Page 3 of 30 I AUGH Architectural Vision and Guidelines - Page 4 of 30 Integration of interior and exterior spaces through the use of. skylights, captured views, atriums, exterior materials visually continuing to interior spaces, transparent glass. Atrium with skylights Courtyard with continued views • Architecture designed around specific captured views. T ie bringing in generous amounts of natural light. captured view of the pool and Treasure Valley Transom windows • Shadow walls designed to screen windows, and windows recessed into the building envelope. The majority of the windows are facing north to maximize energy efficiency. • Mature landscaping strategically�placed to provide shade, privacy, and beauty. Recessed windows and shadow walls • Porte cocheres. • Exterior spaces that blend with the site and surrounding architecture. Mature landscaping for privacy and shade Page 4 of 30 Porte enchprn • Architectural Vicinn and Guidelines - Page 5 of 30 ..AW1IVr Puui anu patio nereu with the site Joints that appear disconnected by a gap that casts shadow (floating ceilings). Massive structural components. Stone walls at the Caven home use Trail Creek stone. The natural stone is used as a structural component applied with minimal or no grout lines. In Cavanaugh, stone must have a structural appearance and not a veneer look. Stone is not permitted to terminate at an outer corner, but must wrap around and continue to a point of intersection at an in.ide corner. Trail Creek Stone • Materials are true to their nature. Exposed timbers are weathered and stained to enhance the natural tones of the wood. Stone appears structural. • Exposed aggregate concrete provides a variety of texture. • A modern mix of colors; finished industrial products may use bright colors in contrast to natural materials in subtle earth tones. • Exposed redwood timber in a smooth finish. • Smooth finished stucco. • Copper edging, caps and accents. Jerry Caven has been an exceptional figure in our community. He has operated his businesses with honesty and integrity. Jerry and Muriel have been generous in their contributions to the community and have offered time and resources to ministry work locally and internationally. The Caven family was very pleased to learn that Kastera is preserving their home by converting it into a one -of -a -kind Community Center and Civic/Social Hall. It will stand as a tribute to their family and Kastera's commitment to preservation and sustainable redevelopment. Page 5 of 30 i Architectural Vision and Guidelines - Page 6 of 30 Organic Architecture The term "Organic Architecture" was invented by the great American architect, Frank Lloyd Wright. He is considered, by many, the true father of organic design. "So here I stand before you preaching organic architecture: declaring organic architecture to be the modern ideal and the teaching so much needed if we are to see the whole of life, and to now serve the whole of life, holding no `traditions' essential to the great TRADITION. Nor cherishing any preconceived form fixing upon us either past, present or future, but —instead —exalting the simple laws of common sense —or of super -sense if you prefer —determining form by way of the nature of materials..."- Frank Lloyd Wright, An Organic Architecture,1939 The principles of organic architecture are encouraged at Cavanaugh. Organic architecture, difficult to specify in exact features, is expressed better in emotion. It is recommended that architects involved at Cavanaugh continue their education using the vast amount of literature available on the subject. Frank Lloyd Wright's philosophy of architecture was an extension of the teachings of his mentor Louis Sullivan whose slogan "form follows function" became the mantra of modern architecture. Louis Sullivan stated, `By speaking generally, outward appearances resemble inner purposes." Frank Lloyd Wright changed his mentor's slogan to "form and function are one", using nature as the ultimate example of this integration. Wright inspired a movement that has spread throughout the world. He has said, "For me, what an artist is, is a person who transforms nature by looking at nature, passing it through the soul, and in the expression of what the soul experiences in nature, something more natural than nature itself emerges." Using nature as inspiration, a building or design must grow from the inside out weaving form and function. Organic architecture is not an imitation of nature, but rather, incorporates nature's principles to build forms that mirror the beauty and complexity of nature. The architecture creates a marriage with the context of the site as opposed to forcing itself upon its surroundings. Structures display an honest expression of function and a respect for natural properties of the materials, yet also allow for an expression of individuality. Frank Lloyd Wright's Falling Water A classic example of organic architecture. ine ferry uaven Home Converted to the community clubhouse for Cavanaugh. Page 6 of 30 i Architectural Vision and Guidelines - Page 7 of 30 Theorist David Pearson proposed a list of rules for organic architecture. It is known as the Gaia CharteY for organic architecture and design. It reads: "Let the design: • be inspired by nature and be sustainable, healthy, conserving, and diverse. • unfold, like an organism, from the seed within. • exist in the "continuous present" and "begin again and again". • follow the flows and be flexible and adaptable. • satisfy social, physical, and spiritual needs. • "grow out of the site" and be unique. • celebrate the spirit of youth, play and surprise. • express the rhythm of music and the power of dance." In his book, New Organic Architecture The Breaking Wave, David Pearson instructs: Organic architecture is rooted in a passion for life, nature, and natural forms, and is full of the vitality of the natural world with its biological forms and processes. Emphasizing beauty and harmony, its free -flowing curves and expressive forms are sympathetic to the human body, mind, and spirit. In a well -designed "organic" building, we feel better and freer. Inspired by the non -linearity and creative forces of nature and biological organisms, organic architecture is visually poetic, radical, idiosyncratic and environmentally aware; it embodies harmony of place, person and materials. Organic architecture is multi -faceted, free and surprising. Yet its myriad images, ever changeable and overlapping, all grow and flower form the same seed --the inspiration of nature. "Green" or sustainable architecture is evolving fast, too, but there is a danger that, instead of being the vanguard of a new, holistic architecture, it will become engrossed in high-tech and energy -saving issues. Few eco-architecture projects go beyond these parameters to explore the deeper world of spiritual expression and organic form where the wonder and sensual beauty of the natural world are combined with essential practical needs of economy, efficiency, and conservation. What is now coming, as the Breaking Wave, is a new architecture that expresses the union of organic inspiration and truly sustainable design. Patterns and forms in nature, such as the spiral and fractal, are products of internal laws of growth and of the action of external forces, such as sun, wind, and water. Architects learn to use natural forms from observing living structures: trees, bones, shells, wings, webs, eyes, petals, scales, and microscopic creatures... They are the very forms of life and growth and have been key inspirations in organic architecture, whether for ornament, as in Art Nouveau, structure, as with Gaudi, or metaphor, as with Makovecz. The design vision for Cavanaugh embodies organic architecture. Cavanaugh will certainly become the most organic neighborhood in Meridian and perhaps the Northwest! Page 7 of 30 ICAVANA •H i Architectural Vision and Guidelines - Page 8 of 30 Introduction to "The Boardwalk" "The Boardwalk" is 3 0. 1 acre village center, outlined by the Ridenbaugh Canal, Meridian Road, Victory Road, and Cavanaugh Way. It features a variety of office space, retail, specialty shops, and a mixture of attached residential. It will be an ideal place to eat, shop, work, and play, all within walking distance to a variety of housing types. Architecture within "The Boardwalk" will have an obvious connection in style to the homes in Cavanaugh, but boast a unique identity of its own. All buildings will have a comfortable neighborhood feel using four sided architecture to ensure a pleasant experience from all angles. Each structure will incorporate elements of organic architecture and integrate interior and exterior spaces. The combination of lush landscaping and inviting architecture will capture pedestrians and instill tranquility. F1 � GH i E n000wR Iwo q' Arq ,r . ZML 4LR fY :Goa Raffia 6r�ras Q R�C�O IYY h AVa�p t7 iow :Nl tos 2va s,rrut un aht � F--- I 17-11111117-7-47= WA. Wr 7p6M� �Kr iuuna Ki611►lR �LALOR AIM 1�l� rfl. 7(!iC Yr�tr {4t �ra�r V,tlt �rt sktl ifs Mot Wr 4� UM W t/aR 14�Y tJ13 1yf67 Sr.O jr, 71ffi%gaSka rgN wool U"Nm/n r (iWl`Ra[ n:7 wm we. AtA Wu*L" JLRID 6et.6R �gp�liYr. L= 4W WA JJM U� M"V-aR, yq"- nm*. , Page 8 of 30 i —CAVAN61GH Architectural Vision and Guidelines - Page 9 of 30 Commercial Property at "The Boardwalk" Commercial architecture at "The Boardwalk" is strongly influenced by organic architecture focusing primarily on the integration of interior and exterior spaces. Designs should create a comfortable, alluring environment that encourages pedestrians to sit, both inside and out, and enjoy the setting. Using the Caven Home as inspiration, each building must incorporate a minimum of twelve (12) of the Twenty One Identifying Features in the Caven Home. These features must be called out on the elevations plan of the structure's construction documents. A short narrative will be prepared by a licensed architect on how the structure embodies traditional "Organic Architecture". The narrative will be inserted into the construction documents. Exterior dining found at Hyde Park, Idaho -..amPedestrian plaza found at Redstone, Utah Pedestrians are a primary focus at "The Boardwalk". Architects are encouraged to find inventive ways for people to interact with the architecture and with themselves. "The Boardwalk" will create an environment that will appeal to the senses. This can be accomplished through shaded sitting areas, statues, water features, a variety of texture, or anything stimulating, calming, or that appeal to emotion. Pedestrians will desire to pause and experience. Page 9 of 30 CAVANAl1GH Architectural Vision and Guidelines - Page 10 of 30 Awnings and pergolas are encouraged at retail and pedestrian settings. All proposed awnings must be submitted for ARC review and written approval. If provided, awnings shall fit the window bays to blend with or augment the architectural character of the building. The awnings must be constructed of a material selected to complement the body color of the building and are only allowed at ground floor elevations. Awnings above the ground floor will be reviewed on a case -by -case basis. Pergolas should extrude from the primary structure, complimenting the architecture. Awning found at Hyde Park, Idaho Pergola Additional levels will feature cantilevered bays and balconies. Second level occupants, weather residential or commercial, are encouraged to provide exterior space in the form of a cantilevered patio or balcony. Pedestrians should feel embraced by the architecture. At specified locations, beamwork, or sky bridges will span the roadway and pedestrian pathways to interconnect architectural structures. Balcony found at Bown Crossing Sky bridge found at Redstone, Utah Structures at "The Boardwalk" are limited in height. Buildings should compliment the surrounding neighborhoods instead of tower over them. To maximize area but minimize building footprint and height, architects are encouraged to utilize basements. Page 10 of 30 ICavr� aAu cE_ Architectural Vision and Guidelines - Page 11 of 30 All exterior colors are subject to approval by the Architectural Review Committee (ARC). Colors must vary from building to building, but will typically utilize subtle colors of the natural environment. Exposed natural wood must be stained or treated, and it is encouraged to preserve the natural tones and grain of the wood. In the design of commercial buildings, which propose the use of a composite of exterior materials, consideration shall be given to appropriate balance, both in terms of the amount of each material, as well as the specific areas of their use. Heavier appearing materials shall be placed below lighter appearing materials. Materials should be quality, durable products. All glass, plastic or other transparent skylight or solar device shall be treated to eliminate reflective glare. Clear, bronze or gray glazing is preferred over white translucent. Flat skylights are preferable to domes. Solar collectors are encouraged at "The Boardwalk"; however, the collectors must be flat to the roof. In addition, the majority of the mechanical portion of the system must be contained within the structure and not positioned on the roof. Preliminary and final ARC approval is required for all solar collection systems. Wood, vinyl or prefinished metal frames and sashes are allowed. Clear or "low E" glazing are required. No reflective glass is allowed without ARC approval. Aluminum windows, door frames and skylights must be factory painted or vinyl clad unless other treatments are specifically authorized by the ARC. Interior window treatment shall harmonize with the exterior facade. Bay windows shall extend to the floor level and be visibly supported, or extend completely to the ground. Door and window shutters shall be sized to cover the window. Windows in wood -sheathed walls shall be surrounded with an appropriate trim board applied flush with the wall surface. Roofing applications will be reviewed on an individual building basis. Wood shakes and shingles are discouraged due to fire danger. Low slope single ply membrane roofs may be permitted when a parapet and cornice are used to conceal all roof -mounted equipment from the view of adjacent properties. Flat roofs shall be concealed by sloped roofs or parapet and cornice walls. Where sloped roofs are used, main roofs may have a maximum 8/12 pitch, but are encouraged to utilize a low profile. Eaves shall overhang at least 18 inches and shall be visibly supported by exposed rafter ends or braces. Eaves less than 18" will be individually considered by the ARC. All roof -mounted components such as mechanical equipment shall be visibly screened from view from any adjacent street. Locations of receiving devices are subject to approval. Gutters are recommended and may be required on some buildings. All gutters and downspouts shall be designed as a continuous architectural design feature. Exposed gutters and downspouts shall be colored or painted to blend in with the surface to which they are attached. All drainage pipes connected to downspouts must be concealed from the view of neighboring properties or displayed in a pleasing manner. In addition, this drainage must be accommodated on the owner's property. Exterior lighting fixtures will have downward -directed light sources which are shielded with a minimally translucent material. Colored lamps are prohibited. Spotlights and floodlights are prohibited except when activated by a motion detector and approved for safety locations. Street lights are provided by the developer at intersections and along roadways. Additional pole Page 11 of 30 jCAVANAUah 1 Architectural Vision and Guidelines - Page 12 of 30 lighting at parking lots and around buildings must match the adjacent lighting or submit a complimenting light for ARC review. All exterior lighting fixtures are subject to ARC review. Signs Cavanaugh is positioned along State Highway 69 (Meridian Road), a vital transportation route. The corner of Victory and Meridian Road is a busy signaled intersection which offers great exposure for the commercial properties in "The Boardwalk". The layout was designed to preserve an angled view from the intersection through the center of the main shopping corridor. Signs at "The Boardwalk" should utilize exposure, but enhance both the building and the street. Signs must be professionally produced and use elegant simplicity in design. Plastic or cardboard store-bought or handmade signs are prohibited. Signs may be backlit, top or bottom lit with single or multiple sources. Signs must be discreet enough not to overpower their surroundings or context. Each building may install a total of two (2) signs from the following types: o Window Signs: Maximum sign shall be four (4) square feet. o Wall Signs: Maximum sign size shall be 5% of ground floor facade area or twenty four (24) square feet, whichever is less. Maximum sign height shall be eighteen (18) feet above the sidewalk. Applied lettering may be substituted for wall signs. o Awning and Canopy Signs: Maximum sign area shall be ten (10) square feet on main awning face, and four (4) square feet on awning valance. Lettering may appear but shall not dominate sloped or curved portions, and lettering and signboard may be integrated along the valance or fascia, or free standing letters mounted on top of and extending above the fascia. In addition, the following shall be permitted: o One Projecting sign per building. Maximum sign area shall be six (6) square feet. o Distance from the lower edge of the signboard to the ground shall be a minimum of seven (7) feet. For single story buildings: top signboard edge shall be no higher than the wall from which it projects. For multi -story buildings: top signboard edge shall be no higher than the sill or bottom of the average second story window height. The distance from building wall to signboard shall be a maximum of six (6) inches. Maximum signboard width shall be three (3) feet. o One entry sign per service entry, a maximum of two (2) square feet in area. o One directional sign, a maximum two (2) square feet, facing a rear or side parking lot. o Monument signs subject to review by Meridian and the ARC. Signs considered exempt are as follows: Page 12 of 30 S,BYLUA G— Architectural Vision and Guidelines - Page 13 of 30 o Temporary cultural and public service window posters, when posted inside businesses, shall be permitted. o Temporary promotional or special window signs, posted inside businesses, shall be permitted for fourteen (14) days. o Special signs, such as custom illuminated, shall be submitted for approval to the ARC. Signs considered prohibited are as follows: o Signs on roofs, chimneys and balconies. o Billboards. o Neon or other gas filled signs unless they are mounted on the interior. o Off -site advertisements. o Flashing, blinking, moving, or mobile signs. o Banners, expect for public events approved by the ARC. I y s 6 TIN ri Example of acceptable signs found at Bown Crossing, Idaho Flagpoles, flags and banners require prior ARC review and approval before they may be installed. Size of flag and height of pole are also subject to ARC approval. Other Design Elements Overhead doors should be carefully designed to minimize visual impact, but accommodate vehicle loading and unloading. When possible, it is encouraged to design overhead doors on a sunken or basement level. Loading docks and service areas shall be visually screened from the street and placed where they will not impact the view corridors. Parking and drive corridors will comply with guidelines set forth by Ada County Highway District and the City of Meridian. If adjoining property owners choose to functionally connect their parking lots for shared parking, the landscaping requirements and number of spaces is Page 13 of 30 I Architectural Vision and Guidelines - Page 14 of 30 subject to ARC and City of Meridian approval. The number of continuous, side -by -side parking stalls shall not exceed eleven (11), with interruptions of trees and landscaping. No parking whatsoever shall be allowed in access and alley easements; it is each owner's responsibility to see that their guests, invitees, and lessees abide by this condition. No vehicles shall be parked in the street for more than twenty four (24) hours at a time. Parking lot designs should provide for the necessary parking spaces and related landscaping and pedestrian access. At least one paved, continuous and direct pedestrian walkway through the parking lot to the building shall be provided. It shall be a minimum of eight (8) feet wide. The walkway must be adjacent to a minimum five (5) foot wide landscape strip, with trees planted every twenty to thirty (20-30) feet on center, depending on the tree crown diameter. When the walkway crosses a driveway, the walkway paving treatment shall be continuous. The walkways shall have weather protection (including, but not limited to, an awning or arcade) within twenty (20) feet of all customer entrances. Site utilities for each structure are to be installed underground. Exposed plumbing, electrical, and all other utilities and services are prohibited. Utility boxes and meters are to be located and/or screened so as to minimize their visual exposure to roadways and pedestrian pathways. They shall be installed according to the guidelines provided by the utility companies. All meter housings and junctions must be painted to match the adjacent architecture. Mechanical equipment shall be located within designated areas and screened to minimize visual and sound impact. Screening materials must compliment adjacent building materials. Chain link enclosures are prohibited. When not provided by other structures, each commercial building shall have a screened service yard enclosing garbage, recycling, and trash containers, landscape debris, outdoor maintenance equipment and so forth. Service yards may be detached from the building and must be screened from view of other buildings or roadways in a pleasing way. Chain link enclosures are prohibited. Acceptable trash enclosure found at Redstone, Idaho Page 14 of 30 Nft./ IC-A�VANAU.GH i Architectural Vision and Guidelines - Page 15 of 30 All service yards must be reviewed and approved by the ARC. Owners are responsible for their own garbage and trash removal during and after construction. Construction sites must be kept clean from trash and construction debris at all times. Construction sites that are not kept clean (at least weekly removal of trash and construction debris) may be subject to the ARC action. Burning or dumping of garbage, landscape debris or trash is prohibited. Modified Zoning Plan "The Boardwalk" is divided into three zoning areas that consist of the C-N and TN-C zonings as shown below. Guidelines specific to these zonings are outlined in the following sections. E: VICTOR -R"vAD- MSTINO OBSERVATION POINT SUBDIVISION 7 L- Commercial Property Zoned C-N Commercial properties within the C-N zoning area will comply with the allowed uses the City of Meridian's zoning code with the exception of a neighborhood market that may exceed the size standard. Buildings will have a front setback of twenty (20) feet, a rear setback of twenty five (25) feet, and a side street landscape buffer of ten (10) feet for local streets. Buildings will have a maximum building height of thirty five (35) feet. Facades visible from a public street shall incorporate modulations in the facade, roofline recesses and projections along a minimum of twenty percent (20%) of the length of the facade. The primary building entrances shall be clearly defined by the architectural design of the building. Windows, awnings, or arcades shall total a minimum of thirty percent (30%) of the facade length facing a public street. Roof design shall demonstrate two (2) or more of the following: 1) overhanging eaves, 2) sloped roofs; 3) two (2) or more roof planes; 4) varying parapet heights; and 5) cornices. Page 15 of 30 -_I tedYALAUL±L- Architectural Vision and Guidelines - Page 16 of 30 All ground level and rooftop mechanical equipment shall be screened to the height of the unit as viewed from the property line. Exterior building walls shall demonstrate the appearance of high quality materials of stone, brick, wood or other native materials. Acceptable materials include wood, tinted or textured masonry block, textured architectural coated concrete panels, or stucco or stucco like synthetic materials. Smooth faced concrete block, tilt -up concrete panels, or prefabricated steel panels are prohibited except as accent materials. A continuous internal pedestrian walkway that is a minimum of eight (8) feet in width shall be provided from the perimeter sidewalk to the main building entrance. The walkway width shall be maintained clear of any outdoor sale displays, vending machines, or temporary structures. The internal pedestrian walkway shall be distinguished from the vehicular driving surfaces through the use of pavers, colored or scored concrete, or bricks. -,- Hummel Architecture building, Boise, Idaho Example of an office building � � �� ■fir Office building found at Redstone, Utah Example of a bank found at Redstone, Utah NUMA-Cauonal nuuaing touna at Kedstone, Utah Commercial Properly Zoned TN-C Commercial properties within the TN-C zoning area will comply with the allowed uses the City of Meridian's zoning code. Buildings will have a maximum building height of forty five (45) feet and a minimum of two (2) stories. The maximum building footprint is twenty thousand (20,000) square feet unless modified by the City of Meridian. Structures are encouraged to be stair stepped in the massing of upper levels to create pedestrian friendly areas at multiple levels. Offsets in the exterior envelope are encouraged to create exterior dining areas. Entries should be recessed and accentuated. Page 16 of 30 Architectural_ Vision and Guidelines - Page 17 of 30 r y/ t/ I II rl. i d 0 WtZ I Stair stepped architecture at the second level found at Bown Crossing, Idaho Structures within the TN-C zoning area will typically have commercial retail occupying the ground level. Occupant of upper levels may include office and residential units. Ground level retail with mixed use upper level found at BoDo, Idaho Page 17 of 30 ... Architectural Vision and Guidelines - Page 18 of 30 Residential Property at "The Boardwalk" "The Boardwalk" provides a wide range of housing types in order to appeal to families of various income levels. It features sixty one (61) large condominium units, thirty two (32) apartments, and twelve (12) lofts totaling one hundred and five (105) attached residential units. These units are positioned above and adjacent to the commercial uses and provide a transition to the lower density residential in Cavanaugh. Residential Property at Cavanaugh Cavanaugh offers a wide variety of housing types and styles. Homes near Victory Road are generally smaller in size on compact lots which are buffered along the roadway. Here you will find homes more traditional in style. As you travel south, over the Ridenbaugh Canal and up the hill, homes progressively become larger and more organic in style. Near the intersection of Victory and Meridian Road, homes are intermixed with commercial property in a modern fashion. Common Residential Standards All of the homes in Cavanaugh will be held to a high level of quality in design and construction. Architects and builders should work together to create homes that will stand the test of time. Builders are encouraged to utilize the latest in energy conservation and LEED standards. Thermal windows, low-e glass, and other energy saving methods for windows and doors are encouraged. The prudent use of materials may help minimize the visual impact of excessive height and mass, (i.e., wainscoting, base trim boards, frieze boards, and belt courses are a few design alternatives for effectively eliminating long, tall, uninterrupted walls.). When masonry is used on the front of a building and it extends to any corner, it must extend at least 18" around the adjoining side elevation. When possible, it should continue to an inner corner where it can die into the architecture. Exterior finished material must be carried down to within eight inches of grade. Only eight inches of exposed foundation is permitted on any exterior elevation. All exterior colors are subject to approval by the ARC. Colors must vary from building to building, but will typically utilize subtle colors of the natural environment. Exposed natural wood must be painted, stained or treated, and it is encouraged to preserve the natural tones and gain of the wood. Roofs at Cavanaugh will vary in material and pitch. Metal roofing is acceptable on secondary features or accents, but not as a primary covering. No painted or glazed the will be permitted. Roofing materials should avoid bright colors, and large monochromatic fields of color. Flat roofs are acceptable but must be sensitive to properties with a view from above. It is preferred that flat roofs are secondary in area and are screened with pitched roof. Although roofs are generally low profile, exceptions allow for up to 8/12 pitch. Eaves shall overhang at least eighteen (18) inches and shall be visibly supported by exposed rafter ends or braces. Eaves less than eighteen (18) inches will be individually considered by the ARC. No roof top equipment is allowed without specific approval. Locations of receiving devices are subject to approval. Page 18 of 30 i Architectural Vision and Guidelines - Page 19 of 30 Creative, artistic expression is encouraged through skilled craftsmanship in stone patterns, wood carvings, plaster patina, ironwork, light fixtures, brackets, ceramic and glass. Architecture should strive for unique individuality, yet compliment the style of the neighborhood. The individuality of ornamental features should be basic to the permanent character and quality of the primary structure and its related landscape, rather than appearing as an unrelated accessory item. b` Copper artistry Creative craftsmanship Garages should not dominate the house design. When possible, it is encouraged to design garages on a sunken or basement level. Garage doors should be a slightly darker shade than the main color of the residence to accentuate a recessed look, but not dark enough to call attention. Side entry garages shall provide a back up area of at least twenty eight (28) feet and a turning radius of at least twenty six (26) feet. Driveways may be concrete, asphalt or masonry pavers. Site utilities for each lot are to be installed underground. Utility boxes and meters are to be located and/or screened so as to minimize their visual exposure to roadways and adjacent properties. Trash containers, pool mechanical equipment, air conditioning equipment, and lawn maintenance equipment are to be located within a designated area and screened so they are not visible from roadways. The design of pools must include appropriate fencing for safety. When building pools and terraces on sloping sites, it is important to consider the visual exposure from the downhill side. Stepped walls, terraced planting, and other landscaping should be used to blend the pool and terrace structures into the topography. Due to environmental concerns, it is recommended that a drywell be constructed to allow for disposal of pool backwash and draining. Pool equipment must be enclosed within a walled screen that relates to the architecture of the primary structure. Exterior lighting fixtures will have downward -directed light sources which are shielded with a minimally translucent material. They should have concealed or filtered light sources with minimum necessary wattage. Colored lamps are prohibited. Spotlights and floodlights are prohibited except when activated by a motion detector and approved for safety locations. All exterior lighting fixtures are subject to ARC review. Page 19 of 30 Architectural Vision and Guideline% - 20 of 30 Example of acceptable street lighting and address marker Homes in "The Boardwalk" Homes within "The Boardwalk" are zoned TN-C and must comply with the applicable code. Buildings will have a maximum building height of forty five (45) feet and a minimum of two (2) stories. The maximum building footprint is twenty thousand (20,000) square feet. Using the Caven Home as inspiration, each building must incorporate a minimum of ten (10) of the Twenty One Identifying Features in the Caven Home. These features must be called out on the elevations plan of the structure's construction documents. "The Boardwalk" provides a wide range of housing types in order to appeal to families of various income levels. It features sixty one (61) large condominium units, thirty two (32) apartments, and twelve (12) lofts totaling one hundred and five (105) attached residential units. These units are positioned to provide a transition to the lower density residential in Cavanaugh. Condominium units will range from two to three (2-3) stories high, and possibly utilize basements. Each condominium has a private garage accessed from a rear alley. Each unit within the same building shall be designed with a variety in mass, color and texture to create a unique identity, but must still maintain harmony along the streetscape. Page 20 of 30 i Architectural Vision and Guidelines - Page 21 of 30 Example of attached units found at Bown Crossing Alley accessed Condominiums found at Redstone Apartments are housed in a three (3) story building with a basement. They consist of a mixture of one and two bedroom units. Entrance to units shall be spaced to increase individuality, and shall be oriented Lofts are found intermixed within commercial structures. Each loft has a private garage accessed from the rear of the commercial property. These garages are encouraged to be sunken or on a basement level. Homes North of the Ridenbaugh Canal The area referred to in this section is located is located to the east of "The Boardwalk" and consists of phases one, two, and three. It has a mixture of Alley Loaded Homes, Patio Homes, and Single Family Homes. Alley Loaded Homes have an average lot size of thirty three hundred and forty four (3,344) square feet with garages facing a rear alley. Patio Homes have an average lot size of thirty six hundred and thirty one (3,631) square feet. Both Alley Loaded and Patio Homes may or may not be attached units. Single Family Homes are strictly single family detached homes that vary in size. Single family homes comprise a large portion of phase one and all of phases two and three. Using the Caven Home as inspiration, each home unit must incorporate a minimum of six (6) of the Twenty One Identifying Features in the Caven Home. These features must be called out on the elevations plan of the structure's construction documents. Alley Loaded Homes Alley Loaded Homes have a narrow building footprint with garages accessed from a rear alley. These homes may be attached or detached. Home owners enjoy minimal maintenance with most of the front and year yard in common maintenance. Cavities in the side of the building footprint create a private inner courtyard or side yard. Page 21 of 30 I Architectural Vision and Guidelines - PaQP 77 nr in zxampie of aeached Alley Loaded Homes Attached Alley Loaded Homes are designed with attached garages, but separated living space. This design concept provides the appearance of more traditional detached single-family homes from the street, while providing opportunities for increased densities. Example of attached Alley Loaded Homes Alley Loaded Homes are zoned TN-R and must comply with the City of Meridian's zoning requirements. The minimum front setback is ten 0 0) feet to the home and twenty (20) feet to the garage. The rear setback is twelve (12) feet to the home and twenty (20) feet to an alley loaded garage. The minimum side setback is five (5) feet for property lines adjoining unattached walls. Attached walls obviously require no setback. Side yards adjoining a street require a ten (10) foot setback. The maximum height to an eave providing roof access is thirty (30) feet and the overall maximum height is forty feet. All dwelling units shall have a minimum of two (2) lights at the front of the unit. All dwelling units on alley accessed properties shall have a minimum of two (2) lights along the alley. All lighting required in this section shall prevent up lighting and shall be on a photocell that activates the lighting at dusk and turns it off at dawn. Page 22 of 30 1CAV6bj6�H Architectural Vision and Guidelines - Page 23 of 30 CAYANA IL -EL - Page 23 of 30 tAY9NAUGH Architectural Vision and Guidelines - Page 24 of 30 Patio Homes Patio Homes circle the Alley Loaded Homes and are slightly larger in size. They are the smallest units in Cavanaugh that feature a private back yard. Homes have a minimum size of twelve hundred (1200) square feet exclusive of basements. Much like the Alley Loaded Homes, they will range much larger adding diversity into the streetscape. Due to the density of Patio Homes, visual dominance of garage doors is a concern. It is encouraged to design garages on a sunken or basement level. Garages on the main level must not have more than one (single or double) door per structure plane. Adjacent doors must be offset by no less than three (3) feet. Example of a Patio Home with a basement garage Patio Homes are zoned TN-R and must comply with the City of Meridian's zoning requirements. The minimum front setback is ten (10) feet to the home and twenty (20) feet to the garage. The rear setback is twelve (12) feet to the home and twenty (20) feet to an alley loaded garage. The minimum side setback is five (5) feet for property lines adjoining unattached walls. Attached walls obviously require no setback. Side yards adjoining a street require a ten (10) foot setback. The maximum height to an eave providing roof access is thirty (30) feet and the overall maximum height is forty feet. All dwelling units shall have a minimum of two (2) lights at the front of the unit. All dwelling units on alley accessed properties shall have a minimum of two (2) lights along the alley. All lighting required in this section shall prevent up lighting and shall be on a photocell that activates the lighting at dusk and turns it off at dawn. Single Family Homes The remainder of the homes north of the canal are zoned R-8. These homes are strictly single- family detached units. The minimum front setback is fifteen (15) feet to the home and twenty (20) feet to the garage. The rear setback is twelve (12) feet. The minimum side setback is four (4) feet. Property lines adjoining a local street require a fifteen (15) foot setback, and twenty five (25) feet for collector streets. The maximum building height is thirty five (35) feet. Page 24 of 30 .���"2aly Al1G i� Architectural Vision and Guidelines - Page 25 of 30 Frederick C. Robie House, Chicago, Illinois Example of Single Family Home by Frank Lloyd Wright 4®_ Example of an entry in modern design Boise, Idaho Homes South of the Ridenbaugh Canal Homes South of the Ridenbaugh Canal are generally larger homes starting at eighteen hundred (1800) square feet, exclusive of basements. Many of the homes here enjoy spectacular views of the Treasure Valley. All of the homes south of the canal are zoned R-8. These homes are strictly single-family detached units. The minimum front setback is fifteen (15) feet to the home and twenty (20) feet to the garage. The rear setback is twelve (12) feet. The minimum side setback is four (4) feet. Property lines adjoining a local street require a fifteen (15) foot setback, and twenty five (25) feet for collector streets. The maximum building height is thirty five (35) feet. Using the Caven Home as inspiration, each building must incorporate a minimum of fifteen (15) of the Twenty One Identifying Features in the Caven Home. These features must be called out on the elevations plan of the structure's construction documents. 0 23 Frank Lloyd Wright Home Studio, Oak Pak Porte cochere, Boise, Idaho Page 25 of 30 `.. Architectural Vision and Guidelines - Page 26 of 30 Hillside homes present a low silhouette relative to their site context. Structures follow the horizontal profile of the topography, with careful stepping of architecture, site walls, and terraces to merge the downhill side of each residence back into the surrounding landscape. Each building is designed to maximize views and minimize elevation. Exposed understructures of buildings built on hillside sites are prohibited. 14 Example of stepped architecture with low profile Boise, Idaho Landscaping at Cavanaugh Home at Taliesin, designed by Frank Lloyd Wright Example of architecture blended with the site Streets at Cavanaugh will exceed the landscape and buffer requirements set by the City of Meridian. Landscaping is a priority throughout Cavanaugh. We hope to create a comfortable, established feeling through the use of mature trees and to beautify the area with a generous amount of flowers, vines and bushes. Entry pergola at Cavanaugh Cavanaugh identifies six categories of trees utilized to create themed streetscapes to enhance their image and improve wayfinding. The six categories are defined as: Shade Trees: A six (6) foot planter strip is provided between the curb and the sidewalk of all local streets. Shade trees are planted frequently within the strip to beautify the streetscape and provide shade for pedestrians. Shade trees are such that will minimize long term disturbance to the sidewalk. Canopy Trees: Canopy trees are paramount along residential streets. These trees provide a second tier of green and shade that tower over the shade trees. Single family Page 26 of 30 Architectural Vision and Guidelines - Page 27 of 30 residences are required to have a minimum of one (1) canopy tree in the front yard within ten (10) feet from the sidewalk. Gateway Trees: These trees use color and scale as identifying markers for the entry places for Cavanaugh. Storefront Trees: Storefront trees are smaller in stature, have less leaf drop, and grow vertically to keep branches away from awnings, signage, and storefronts. Parking Lot Shade Trees: Parking areas associated with commercial and institutional development are required to have shade trees. These trees must survive in an "auto environment" and provide modest to fast growth for shade. Buffer Trees: Buffer trees are utilized along collector and arterial streets, and in transition areas to provide a visual, and sound buffer. These are hardy evergreen trees with dense leaf and branch growth. Street landscaped buffers are required by the City of Meridian, and Cavanaugh will exceed these requirements. Other Design Elements Pedestrian walkways, jogging paths, and bike paths are critical to Cavanaugh. They provide a trail network throughout the neighborhood and continue throughout the region through the Ridge -to -Rivers Pathway Pan. The Ridenbaugh Canal is an integral part of this plan. The canal bisects the neighborhood along the southern boundary of "The Boardwalk" making it a convenient pedestrian corridor. Trails along the Ridenbaugh will be lush and charming with points of discovery along the way. Foot bridges allow pedestrians to easily cross the canal to access amenities and pathways throughout the neighborhood. The architecture and landscaping in Cavanaugh should continue this pedestrian friendly feel. Parking lot walkways should incorporate trees and inviting landscape. Entry walkways to homes and business should be designed to enhance the entry and connect the building to the neighborhood. Pergolas over sidewalks found at The Shores, Idaho Each building site shall be developed with minimal impact to the existing topography. All excavation spoils must be removed from the site. All areas disturbed during construction must be restored to their original appearance or in accordance with an approved landscape plan. Page 27 of 30 I Architectural Vision and Guid Kaufmann house, Fallingwater Porte cochere blended into the site and landscape ` , Wood trellis helps marry landscaping with architecture A drainage plan must be included as part of all construction and landscape submittals, and is subject to ARC approval. All site drainage must be retained and disposed of on the owner's property. The use of bio-swales is encouraged. Provisions for the disbursement of roof, gutter, site, landscape, walkway and parking lot drainage are the responsibility the owner of the property on which the drainage originates. Owners should consult with professionals to discuss their drainage risk factors and specific solutions. Structures located in such a way that they may be subject to additional water difficulties (from street run-off or other sources) during conditions that exceed the system's designed capacity should investigate these possibilities and utilize effective drainage system(s) recommended by a drainage professional. Underground irrigation is required unless xeriscape design is approved. Underground automatic irrigation systems need to be designed to irrigate lawn and shrub areas with separate zones. All spray heads (pop -ups) must have pressure -regulating capabilities. Irrigation controllers must have the modern features that allow for water efficient programming. Boulders shall be sunk a minimum of one-third below grade and massed in groups of two or more of varying size to give a natural look. Exterior built-in barbecue units, fire pits and/or fireplace must be contained within a rear patio or courtyard. Paving of hardscape areas within the homesite can help create interest and variety to the character of outdoor spaces - terraces, courtyards, patios, and walks. The material used for paving should be compatible in color and texture to the materials of the adjacent architecture. By varying the pattern, material, and formality of paving, a richness of identity can be brought to the outdoor areas. Pervious paving material should be used wherever practical to minimize run-off and to support rain absorption. Spaced flagstone walkway and Pavers Page 28 of 30 Architectural Vision and Guidelines - Page 29 of 30 Permanent custom fencing and site walls in Cavanaugh are subject to ARC review. No cyclone, metal mesh, or chain link fences are allowed whatsoever except that fence posts may be metal or steel enclosed in wood. Site wall materials should generally match building materials of adjacent architecture. Water Features All water features must have written ARC approval prior to their construction and/or installation. The ARC has sole discretion and may reject any water feature deemed inappropriate. Water features shall be integrated as part of the landscape or streetscape. Water features shall be sized, located, and oriented to complement the adjacent building or landscape environment. Noise from water features shall be limited so as to not impact adjoining or adjacent buildings or homesites. Water features shall be scaled as a minor landscape element ... they shall not dominate or distract from the landscaping or the architecture of the building. - ��! 4 IN it 7 3 r IS n t. + + 4. tf t s Water feature found at The Shores, Idaho Architectural Review Committee An architectural review committee (ARC) will be established to enforce all of the design concepts described in this guideline. The committee will be designed to secure the quality of the architecture and landscaping in Cavanaugh. All plans must be submitted the ARC prior to issuance of building permits. A preliminary review process tests the building and site concept. Concerns or objections are easier to address and less costly when they are identified prior to construction. No structure or improvement will be constructed without approval. The ARC reviews submittals and makes rulings that may supersede the codes enforced by the City of Page 29 of 30 Architectural Vision and Guidelines - Page 30 of 30 Meridian. In cases where similarity in building design or appearance is deemed a concern by the ARC, modifications to the design may be required to eliminate similarities. The ARC reserves the right to grant variances or modify these standards as it deems appropriate. Note to City of Meridian Kastera wanted to submit this draft "Architectural Vision of Guidelines" document to the Meridian Planning Department so you could see the scope of our commitment to good planning and design at Cavanaugh. As we work with your planning and building staff, we will finalize this document with city input. Thank you. END Page 30 of 30 Cavanaugh Redevelopment Applications By Kastera Development LLC Development Agreement Modifications Narrative — Page 1 of 4 In early 2007, Kastera Development LLC, through a related entity, DBSI Tanana Valley LLC ("Kastera") purchased the Tanana Valley subdivision from Farwest LLC and Marty Goldsmith of Farwest. Part of the total land acquisition included the custom home owned by Jerry and Muriel Caven. Farwest had considered demolishing the home and replacing it with standard subdivision lots. This was unacceptable to Kastera. Also, Farwest did not master plan a true neighborhood village center to provide services, workforce housing and employment. There were homes right next to a state highway intersection. Kastera felt that this area was better suited to a master planned neighborhood center to implement the new Meridian Comprehensive Plan. As soon as Kastera closed on the property, we began new master planning to achieve a more traditional neighborhood with a mix of housing types and costs, plus neighborhood services. We also knew that we should preserve the 13,000 square foot Caven home and redevelop the site as a community center and unique public gathering place. During several internal workshops with Meridian's planning and development staff, we all agreed that the best way to redevelop this property was by submitting new development applications including a modified Development Agreement. Therefore, in the spirit of preservation and adaptive reuse of a truly remarkable property, Kastera hereby submits an application for a Development Agreement Modification to address the new village center neighborhood commercial plan and conversion of the Caven home into a unique neighborhood community center as a Civic/Social Hall. Kastera fully understands that the final signed Development Agreement for this modified project is a work in progress. References to certain hearings and agency conditions are still in process. However, given our review of the recorded Development Agreement between Farwest and the City of Meridian for this property, we can at this point describe several modifications that we would like to see incorporated into the Development Agreement Modification document. Kastera proposes the following modifications: DEVELOPMENT AGREEMENT MODIFICATIONS PARTIES: 1. Agency = City of Meridian 2. Owner = DBSI Tanana Valley LLC 3. Developer-- Kastera Development LLC The "OWNER" of the Cavanaugh property is DBSI Tanana Valley LLC, whose address is 15711 State Highway 55, Boise, Idaho 83714. The "DEVELOPER" of the Cavanaugh property is Kastera Development LLC, whose address is 15711 State Highway 55, Boise, Idaho 83714. Development Agreement Modifications Narrative — Page 2 of 4 DBSI Tanana Valley LLC as "Owner" and Kastera Development LLC as "Developer", agree to be bound by the terms of the original Development Agreement (instrument # 106151214), approved on September 21, 2006 on the land described in Exhibit "A", (the "Original Development Agreement") except for the wording as specifically contained within items: 1.4,- 3.2; 3.3; 3.4; 4.1; 5.1.6; 5.1.7; 5.1.11; 5.1.15; 5.1.16 and 16. 1.4 - That item 1.4 of the Original Development Agreement be amended by modifying the sentence to read: "WHEREAS, `Developer" has submitted an application for Conditional Use Permit and rezoning of portions of the property as described in Exhibit B, and has requested a designation of (TN-C) Traditional Neighborhood Commercial District, and (C-N) Neighborhood Business District, and" 3.2 - That item 3.2 of the Original Development Agreement, be amended by modifying the sentence to read: "DEVELOPERI : means and refers to Kastera Development LLC whose address is 15711 State Highway 55, Boise, Idaho 83714, the party developing said "Property " and shall include any subsequent developer(s) of the "Property ". 3.3 - That Item 3.3 of the Original Development Agreement, be amended by modifying the sentence to read: "OWNER" means and refers to DBSI Tanana Valley LLC whose address is 15711 State Highway 55, Boise, Idaho 83714, the party that owns said "Property " and shall include any subsequent owners) of the "Property ". 3.4 - That item 3.4 of the Original Development Agreement, be amended by modifying the sentence to read: "PROPERTY" means and refers to that certain parcel(s) of "Property" located in the County of Ada, City ofMeridian as described in Exhibit A describing all parcels to be annexed and zoned, including the parcel described in Exhibit B to be rezoned TN-C Traditional Neighborhood Commercial, and the two parcels described in Exhibit C to be rezoned C-NNeighborhood Business District, such exhibits being attached hereto and by this reference incorporated herein as if set forth at length. " 4.1 - That item 4.1 of the Original Development Agreement, be amended by modifying the sentence to read: "Application for a Certificate of Zoning Compliance shall be submitted to the City ofMeridian prior to a future development to the C-N and TN-C zones and the pertinent provisions of the City ofMeridian Comprehensive Plan are applicable to this application. " 5.1.6 - That item 5.1.6 of the Original Development Agreement, be amended by modifying the sentence to read: "That future uses within the TN-C and C-N areas will comply with the schedule of use for the TN-C and C Nzone in effect at the time of building permit submittal; that a retail grocery store shall be allowed in the C N zoned property at the west end of the neighborhood center; that prior issuance of any building permit within the TN-C and C Nzoning area, a re -subdivision of the TN-C or C-N lot be recorded, and that with the re -subdivision application, the applicant agrees to submit elevations for approval by the City Council; and that the construction of any subsequent structures) in this area shall be generally compatible Development Agreement Modifications Narrative — Page 3 of 4 in appearance and bulk with the Council approved pictures/elevations. " 5.1.7 - That Item 5.1.7 of the Original Development Agreement, be amended by modifying the sentence to read. "That the applicant agrees to buffer the TN-C and G N areas where they abut residential zoning as shown on the modIfied Preliminary Plat which is Exhibit D attached hereto and by this reference incorporated herein as if set forth at length. " 5.1.11 -That Item 5.1.11 of the Original Development Agreement, be amended by modifying the sentence to read: "That public street access will be allowed to Victory Road, as approved by ACHD; direct residential lot access to Victory Road shall be prohibited. " 5.1.14 - That Item 5.1.14 of the Original Development Agreement, be amended by modifying the sentence to read: "That a maximum of 548 detached and attached residential units shall be platted on this Property. Single family detached lots, single family attached units, workforce housing, apartments, lofts and affordable housing units shall be allowed on this Property as shown on Exhibit E attached hereto and by this reference incorporated herein as if set forth at length, which is a summary table of all residential living units at Cavanaugh. " 5.1.15 - That Item 5.1.15 of the Original Development Agreement, be amended by modifying the sentence to read: "That the applicant agrees to provide commercial design, building massing and construction materials for this development as proposed during the Kastera Development public hearings. " 5.1.16 - That the following be added as a new Item 5.1.16 to the Development Agreement: "Attached hereto as Exhibit F and by this reference incorporated herein as if set forth at length, is the Developers proposed Phasing Plan for the property. The City is aware that Owner is planning to transfer ownership of the property that makes up Phases 4 — 8 of the subdivision to another legal entity or entities. Both Owner and Developer acknowledge and understand that a conveyance of property that has not been legally subdivided will require, before a building permit can be obtained to make improvements to the property so conveyed, a re -assembly of the parcels as they existed before they were conveyed, or obtainment of final plat approval for any parcel so conveyed consistent with the terms of this Development Agreement and the preliminary plat. The property so conveyed and the owner or owners of such conveyed property shall be bound by the terms of this Development Agreement. Owner agrees to retain ownership of the Caven home (Lot 1, Block 34) and will not convey the home as part of any transfer of Phases 4 — 8 of the subdivision. " Development Agreement Modifications Narrative — Page 4 of 4 16 - That Item 16 of the Original Development Agreement be amended by modifying the mailing address of the Developer and Owner to read: Kastera Development LLC Attn: Var Reeve 15711 State Highway 55 Boise, Idaho 83714 DBSI Tanana Valley LLC Attn: Var Reeve 15711 State Highway 55 Boise, Idaho 83714 SEE ATTACHED EXHIBITS ON FOLLOWING PAGES: Exhibit A = Legal description of entire Cavanaugh property. Exhibit B = Legal description of the parcel to be rezoned TN-C Traditional Neighborhood Commercial. Exhibit C = Legal description of the two parcels to be rezoned C-N Neighborhood Business District. Exhibit D = Modified Preliminary Plat of entire Cavanaugh property. Exhibit E = Summary table of all residential living units at Cavanaugh. Exhibit F = Proposed Phasing Plan for Cavanaugh. Cavanaugh Modifications to Development Agreement Exhibit E Cavanaugh Redevelopment Applications By Kastera Development LLC Development Agreement Modifications Narrative — Page 1 of 1 Exhibit E = Summary Table of all Residential Living Units at Cavanaugh. Category of Living Units at Cavanaugh I Total Number of Single Family Detached Residential Dwellin Units Single Family Attached Residential* * * 365 Loft Living above Neighborhood Retail 78 Condominium Living in attached residential structures 12 61 Apartment Living in attached residential structures 32 TOTAL UNITS 548 *** Note: Attached living units within the TN-R zone may or may not be attached; pending market demand and market conditions... therefore increasing the number of detac living units accordingly. hed _ LOIN = M ■� MM O _ ' Mi • M. v� PJaw •.a r-vanaugh Modifications to •.wevelopment Agreement Exhibit F NOISRIMSS 9EHNVIGMiONUSM 0 ADA COUNTY RECORDER J. DAVID NAVARRO AMOUNT .00 63 BOISE IDAHO 09/21/06 01:39 PM DEPUTY PaW Thompson (III"I'II'II'I„�I'��'II�III'I�I�'ll RECORDED -REQUEST OF 106151214 City of Meridian DEVELOPMENT AGREEMENT PARTIES: 1. City of Meridian 2. Marty Goldsmith, Owner 3. Farwest, LLC, Developer THIS DEVELOPMENT AGREEMENT (this "Agreement"), is made and entered into this al S ' day of V , 2006, by and between City of Meridian, a municipal corporation of the State ef1daho, hereafter called "CITY", Far -west, LLC, whose address is 4487 N. Dresden Place, Ste. 102, Garden City, Idaho 83714, hereinafter called "DEVELOPER", and Marty Goldsmith, whose address is 4487 N. Dresden Place, Ste. 102, Garden City, Idaho 83714, hereinafter called "OWNER". RECITALS: 1.1 WHEREAS, "Owner" is the sole owner, in law and/or equity, of certain tract of land in the County of Ada, State of Idaho, described in Exhibit A for each owner, which is attached hereto and by this reference incorporated herein as if set forth in full, herein after referred to as the "Property"; and 1.2 WHEREAS, I.C. § 67-6511A, Idaho Code, provides that cities may, by ordinance, require or permit as a condition of re -zoning that the "Developer" and/or "Owner" make a written commitment concerning the use or development of the subject `Property"; and 1.3 WHEREAS, "City" has exercised its statutory authority by the enactment of the Meridian Unified Development Code, which authorizes development agreements upon the annexation and/or re- zoning of land; and 1.4 WHEREAS, "Developer" has submitted an application for annexation and zoning of the "Property's" described in Exhibit A, and has requested a designation of (R-8) Medium Density Residential District, (TN-R) Traditional Neighborhood Residential District, and (C-N) Neighborhood Business District (Municipal Code of the City of Meridian); and 1.5 WHEREAS, "Developer" and/or "Owner" made representations at the public hearings both before the Meridian Planning & Zoning Commission and before the Meridian City Council, as to how the DEVELOPMENT AGREEMENT (AZ 06-015) TANANA VALLEY SUBDMSION PAGE 1 OF 12 subject "Property" will be developed and what improvements will be made; and 1.6 WHEREAS, record of the proceedings for the requested annexation and zoning designation of the subject "Property" held before the Planning & Zoning Commission, and subsequently before the City Council, include responses of government subdivisions providing services within the City of Meridian planning jurisdiction, and received further testimony and comment; and 1.7 WHEREAS, City Council, the 22nd day of August, 2006, has approved certain Findings of Fact and Conclusions of Law and Decision and Order, set forth in Exhibit B, which are attached hereto and by this reference incorporated herein as if set forth in full, hereinafter referred to as (the "Findings"); and 1.8 WHEREAS, the Findings require the "Developer" and/or "Owner" to enter into a development agreement before the City Council takes final action on annexation and zoning designation; and 1.9 `IDEVELOPER" and/or "OWNER" deem it to be in their best interest to be able to enter into this Agreement and acknowledges that this Agreement was entered into voluntarily and at their urging and requests; and 1.10 WHEREAS, "City" requires the "Developer" and/or "Owner" to enter into a development agreement for the purpose of ensuring that the "Property" is developed and the subsequent use of the "Property" is in accordance with the terms and conditions of this development agreement, herein being established as a result of evidence received by the "City" in the proceedings for zoning designation from government subdivisions providing services within the planning jurisdiction and from affected property owners and to ensure re- zoning designation is in accordance with the amended Comprehensive Plan of the City of Meridian adopted August 6, 2002, Resolution No. 02-382, and the Zoning and Development Ordinances codified in Meridian City Code Title 11. NOW, THEREFORE, in consideration of the covenants and conditions set forth herein, the parties agree as follows: DEVELOPMENT AGREEMENT (AZ 06-015) TANANA VALLEY SUBDMSION PAGE 2 OF 12 2. INCORPORATION OF RECITALS: That the above recitals are contractual and binding and are incorporated herein as if set forth in full. 3. DEFINITIONS: For all purposes of this Agreement the following words, terms, and phrases herein contained in this section shall be defined and interpreted as herein provided for, unless the clear context of the presentation of the same requires otherwise: 3.1 "CITY": means and refers to the City of Meridian, a party to this Agreement, which is a municipal Corporation and government subdivision of the state of Idaho, organized and existing by virtue of law of the State of Idaho, whose address is 33 East Idaho Avenue, Meridian, Idaho 83642. 3.2 "DEVELOPER": means and refers to Farwest, LLC, whose address is 4487 N. Dresden Place, Ste, 102, Garden City, Idaho 83714, the parry developing said "Property" and shall include any subsequent developer(s) of the "Property". 3.3 "OWNER": means and refers to Marty Goldsmith, whose address is 4487 N. Dresden Place, Ste. 102, Garden City, Idaho 83714, the party that owns said "Property" and shall include any subsequent owner(s) of the "Property". 3.4 "PROPERTY": means and refers to that certain parcel(s) of "Property" located in the County of Ada, City of Meridian as described in Exhibit A describing the parcels to be annexed and zoned R-8 (Medium Density Residential District), TN-R ('Traditional Neighborhood Residential District), and C-N (Neighborhood Business District) attached hereto and by this reference incorporated herein as if set forth at length. 4. USES PERMITTED BY THIS AGREEMENT: 4.1 The uses allowed pursuant to this Agreement are only those uses allowed under "City's" Zoning Ordinance codified at Meridian City Unified Development Code Section 11-5B-1B which are herein specified as follows: Application for a Certificate of Zoning Compliance shall be submitted to the City of Meridian prior to a future development in the C-N zone, and the pertinent provisions of the City of Meridian Comprehensive .flan are applicable to this ADZ 06--015 application. DEVELOPMENT AGREEMENT (AZ 06-015) TANANA VALLEY SUBDIVISION PAGE 3 OF 12 4.2 No change in the uses specified in this Agreement shall be allowed without modification of this Agreement. 5. CONDITIONS GOVERNING DEVELOPMENT OF SUBJECT PROPERTY: 5.1. "Developer" and/or "Owner" shall develop the "Property" in accordance with the following special conditions: 5.1.1 That all future uses shall not involve uses, activities, processes, materials, equipment and conditions of operation that will be detrimental to any persons, property or the general welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or odors. 5.1.2 That all future development of the subject property shall be constructed in accordance with City of Meridian ordinances in effect at the time of the development. 5.1.3 That the applicant be responsible for all costs associated with the sewer and water service extension. 5.1.4 That any existing domestic wells and/or septic systems within this project will have to be removed from their domestic service, per City Ordinance Section 5-7-517, when services are available from the City of Meridian. Wells may be used for non -domestic purposes such as landscape irrigation. 5.1.5 That prior to issuance of any building permit, the subject property shall be subdivided in accordance with the City of Meridian Unified Development Code. 5.1.6 That future uses within the C-N area will comply with the schedule of use for the C-N zone in -effect at the time of the building permit submittal; that prior to issuance of any building permit within the C-N zoning area, a re -subdivision of the C-N lot be recorded, and that with the re -subdivision application, the applicant agrees to submit elevations for approval by the City Council; and that the construction of any subsequent structure(s) in this area shall be generally DEVELOPMENT AGREEMENT (AZ 06-015) TANANA VALLEY SUBDIVISION PAGE 4 OF 12 compatible in appearance and bulk with the Council approved pictures/elevations. 5.1.7 That the applicant agrees to construct and provide for the maintenance of a 20-foot wide landscape buffer along the west side of the C-N zoned property, where it abuts residential zoning. 5.1.8 That the applicant agrees to annex the Rumple Lane property and include it within the boundary of the concurrent subdivision. 5.1.9 That, except for emergency access as required by the Fire Department, the applicant agrees to relinquish any interest this property may have in Rumple Lane. 5.1.10 That one public street access will be allowed to Meridian Road, located 1/2 mile south of Victory Road; direct lot access to Meridian Road shall be prohibited. Said public street access shall align with Harris Street, across Meridian Road, and use the public street stub/right-of-way provided from Reflection Ridge to the south. 5.1.11 That public street access will be allowed to Victory Road, as approved by ACHD; direct lot access to Victory Road shall be prohibited. 5.1.12 That the applicant should construct sidewalk adjacent to the out parcel on Victory Road and adjacent to the out parcel on Meridian Road. NOTE: If the construction and easement for the pathway is not allowed in writing by the owner of the out parcel, the applicant agrees to bond or provide another city -approved method for providing assurance that the pathway improvements in that area are construction when the out parcel redevelops. 5.1.13 That the applicant agrees to construct a multi -use pathway through this site from the southeast comer of the property to Meridian Road, 5.1.14 That a maximum of 548- single family lots shall be platted on this property. 5.1.15 That the applicant agrees to provide commercial design, building massing and construction materials for this development as proposed during the public hearings on July 11, 2006 and August 8, 2006. DEVELOPMENT AGREEMENT (AZ 06-015) TANANA VALLEY SUBDIVISION PAGE 5 OF 12 6. COMPLIANCE PERIOD/CONSENT TO REZONE: This Agreement and the commitments contained herein shall be terminated, and the zoning designation reversed, upon a default of the "Developer" and/or "Owner" or "Developers" and/or "Owners" heirs, successors, assigns, to comply with Section 5 entitled "Conditions Governing Development of Subject Property" of this agreement within two years of the date this Agreement is effective, and after the "City" has complied with the notice and hearing procedures as outlined in Idaho Code § 67-6509, or any subsequent amendments or recodifications thereof. 7• CONSENT TO DE -ANNEXATION AND REVERSAL OF ZONING DESIGNATION: "Developer" and/or "Owner" consents upon default to the reversal of the zoning designation of the "Property" subject to and conditioned upon the following conditions precedent to -wit: 7.1 That the "City" provide written notice of any failure to comply with this Agreement to "Developer" and/or "Owner and if the `Developer" and/or "Owner" fails to cure such failure within six (6) months of such notice. 8. INSPECTION: "Developer" and/or "Owner" shall, immediately upon completion of any portion or the entirety of said development of the "Property" as required by this agreement or by City ordinance or policy, notify the City Engineer and request the City Engineer's inspections and written approval of such completed improvements or portion thereof in accordance with the terms and conditions of this Development Agreement and all other ordinances of the "City" that apply to said Development. DEFAULT: 9.1 In the event "Developer" and/or "Owner", or "Developer's" and/or "Owner's" heirs, successors, assigns, or subsequent owners of the "Property" or any other person acquiring an interest in the "Property", fail to faithfully comply with all of the terms and conditions included in this Agreement in connection with the "Property", this Agreement may be modified or terminated by the "City" upon compliance with the requirements of the Zoning Ordinance. 9.2 A waiver by "City" of any default by "Developer" and/or "Owner" of any one or more of the covenants or conditions hereof shall apply DEVELOPMENT AGREEMENT (AZ 06-015) TANANA VALLEY SUBDIVISION PAGE 6 OF 12 solely to the breach and breaches waived and shall not bar any other rights or remedies of "City" or apply to any subsequent breach of any such or other covenants and conditions. 10. REQUIREMENT FOR RECORDATION: "City" shall record either a memorandum of this Agreement or this Agreement, including all of the Exhibits, at "Developer's" and/or "Owner's" cost, and submit proof of such recording to "Developer" and/or "Owner", prior to the third reading of the Meridian Zoning Ordinance in connection with the re -zoning of the "Property" by the City Council. If for any reason after such recordation, the City Council fails to adopt the ordinance in connection with the annexation and zoning of the "Property" contemplated hereby, the "City" shall execute and record an appropriate instrument of release of this Agreement. 11. ZONING: "City" shall, following recordation of the duly approved Agreement, enact a valid and binding ordinance zoning the "Property' as specified herein. 12. REMEDIES: This Agreement shall be enforceable in any court of competent jurisdiction by either "City" or "Developer" and/or "Owner", or by any successor or successors in title or by the assigns of the parties hereto. Enforcement may be sought by an appropriate action at law or in equity to secure the specific performance of the covenants, agreements, conditions, and obligations contained herein. 12.1 In the event of a material breach of this Agreement, the parties agree that "City" and "Developer" and/or "Owner" shall have thirty (30) days after delivery of notice of said breach to correct the same prior to the non -breaching party's seeking of any remedy provided for herein; provided, however, that in the case of any such default which cannot with diligence be cured within such thirty (30) day period, if the defaulting party shall commence to cure the same within such thirty (30) day period and thereafter shall prosecute the curing of same with diligence and continuity, then the time allowed to cure such failure may be extended for such period as may be necessary to complete the curing of the same with diligence and continuity. 12.2 In the event the performance of any covenant to be performed hereunder by either "Developer" and/or "Owner" or "City" is delayed for causes which are beyond the reasonable control of the party responsible for such performance, which shall include, without limitation, acts of civil disobedience, strikes or similar causes, the time for such performance shall be extended by the amount of time of such delay. DEVELOPMENT AGREEMENT (AZ 06-015) TANANA VALLEY SUBDIVISION PAGE 7 OF 12 13. SURETY OF PERFORMANCE: The "City" may also require surety bonds, irrevocable letters of credit, cash deposits, certified check or negotiable bonds, as allowed under Meridian City Code, to insure that installation of the improvements, which the "Developer" and/or "Owner" agree to provide, if required by the "City". 14. CERTIFICATE OF OCCUPANCY: The "Developer" and/or "Owner" agree that no Certificates of Occupancy will be issued until all improvements are completed, unless the "City" and "Developer" and/or "Owner" has entered into an addendum agreement stating when the improvements will be completed in a phased developed; and in any event, no Certificates of Occupancy shall be issued in any phase in which the improvements have not been installed, completed, and accepted by the "City". 15. ABIDE BY ALL CITY ORDINANCES: That "Developer" and/or "Owner" agree to abide by all ordinances of the City of Meridian and the "Property" shall be subject to de -annexation if the owner or his assigns, heirs, or successors shall not meet the conditions contained in the Findings of Fact and Conclusions of Law, this Development Agreement, and the Ordinances of the City of Meridian. 16 NOTICES: Any notice desired by the parties and/or required by this Agreement shall be deemed delivered if and when personally delivered or three (3) days after deposit in the United States Mail, registered or certified mail, postage prepaid, return receipt requested, addressed as follows: CITY: c/o City Engineer City of Meridian 33 E. Idaho Ave. Meridian, ID 83642 OWNER: Marty Goldsmith 4487 N. Dresden Place, Ste. 102 Garden City, Idaho 83714 with copy to: City Clerk City of Meridian 33 E. Idaho Avenue Meridian, ID 83642 DEVELOPER: Farwest, LLC 4487 N. Dresden Place, Ste. 102 Garden City, Idaho 83714 DEVELOPMENT AGREEMENT (AZ 06-015) TANANA VALLEY SUBDIVISION PAGE 8 OF 12 16.1 A party shall have the right to change its address by delivering to the other party a written notification thereof in accordance with the requirements of this section. 17. ATTORNEY FEES: Should any litigation be commenced between the parties hereto concerning this Agreement, the prevailing party shall be entitled, in addition to any other relief as may be granted, to court costs and reasonable attorney's fees as determined by a Court of competent jurisdiction. This provision shall be deemed to be a separate contract between the parties and shall survive any default, termination or forfeiture of this Agreement. 18. TIME IS OF THE ESSENCE: The parties hereto acknowledge and agree that time is strictly of the essence with respect to each and every term, condition and provision hereof, and that the failure to.timely perform any of the obligations hereunder shall constitute a breach of and a default under this Agreement by the other party so failing to perform. 19, BINDING UPON SUCCESSORS: This Agreement shall be binding upon and inure to the benefit of the parties' respective heirs, successors, assigns and personal representatives, including "City's" corporate authorities and their successors in office. This Agreement shall be binding on the "Developer" and/or "Owner" of the "Property", each subsequent owner and any other person acquiring an interest in the "Property". Nothing herein shall in any way prevent sale or alienation of the "Property", or portions thereof, except that any sale or alienation shall be subject to the provisions hereof and any successor owner or owners shall be both benefited and bound by the conditions and restrictions herein expressed. "City" agrees, upon written request of "Developer" and/or "Owner", to execute appropriate and recordable evidence of termination of this Agreement if "City", in its sole and reasonable discretion, had determined that "Developer" and/or "Owner" has fully performed its obligations under this Agreement. 20. INVALID PROVISION: If any provision of this Agreement is held not valid by a court of competent jurisdiction, such provision shall be deemed to be excised from this Agreement and the invalidity thereof shall not affect any of the other provisions contained herein. 21. FINAL AGREEMENT: This Agreement sets forth all promises, inducements, agreements, condition and understandings between "Developer" and/or "Owner" and "City" relative to the subject matter hereof, and there are no promises, agreements, conditions or understanding, either oral or written, express or implied, between "Developer" and/or "Owner" and "City", other than as are stated herein. Except as herein otherwise provided, no subsequent alteration, amendment, change or addition to this DEVELOPMENT AGREEMENT (AZ 06-015) TANANA VALLEY SUBDIVISION PAGE 9 OF 12 Agreement shall be binding upon the parties hereto unless reduced to writing and signed by them or their successors in interest or their assigns, and pursuant, with respect to "City", to a duly adopted ordinance or resolution of "City'. 21.1 No condition governing the uses and/or conditions governing re -zoning of the subject "Property" herein provided for can be modified or amended without the approval of the City Council after the "City" has conducted public hearing(s) in accordance with the notice provisions provided for a zoning designation and/or amendment in force at the time of the proposed amendment. 22. EFFECTIVE DATE OF AGREEMENT: This Agreement shall be effective on the date the Meridian City Council shall adopt the amendment to the Meridian Zoning Ordinance in connection with the annexation and zoning of the `Property" and execution of the Mayor and City Clerk. ACKNOWLEDGMENTS IN WITNESS WHEREOF, the parties have herein executed this agreement and made it effective as hereinabove provided. DEVELOPER Farwest, LLC u ._!. .WMT�11-4 OWNER Marty Goldsmith DEVELOPMENT AGREEMENT (AZ 06-015) TANANA VALLEY SUBDIVISION PAGE 10 OF 12 CITY OF MERIDIAN % BY: MAYOR TAIJAfde WEERD i Attest: �, WILLIAM G. BERG, JR., C ERilal - STATE OF IDAHO ) ss County of Ada On this 5t" day of 5Cp j(Y , 2006, before me, a Notary Public, personally appeared Tammy de Weerd and William G. Berg, Jr., know or identified to me to be the Mayor and Clerk, respectively, of the City of Meridian, who executed the instrument or the person that executed the instrument of behalf of said City, and acknowledged to me that such City executed the same. IN WITNESS WHEREOF, I have hereunto set my hand and affixed my official seal the day and year in this certificate first above written. A G,�•.. t�L (SEA) ,G �,�, Notary Public for Idaho d • • Residing at: • ' Commission expires: J�-j ►-(� DEVELOPEj (AZ 06-015) TANANA VALLEY SUBDIVISION PAGE 11 OF 12 STATE OF IDAHO, ) ss County of Ada, ) On this J��day of , 2006, before me, the undersigned, a Notary Public in and for said State, personally appeared W1a.r-+N Ja s t � , known or identified to me to be the MAshh b tr of Farwest, LLC, acknowledged to me that they executed the same on behalf of said corporation. IN WITNESS WHEREOF, I have hereunto set my hand and affixed my official seal the day and year in this certificate first above written. 4i (SEAL) INS M� r8 OF 10.�,' STATE OF IDAHO, ) ss County of Ada, ) 9 Notary Public for Ida4o Residing at: My Commission Epires: On this A'91t'' day of _- 2006, before me, the undersigned, a Notary Public in and for said State, ersonally appeared Marty Goldsmith, known or identified to me and acknowledged to me that he executed the same. 1N WITNESS WHEREOF, I have hereunto set my hand and affixed my official seal the day and year in this certificate first above written. (SEAL) �,os�urr 01 jfAA Notary Public for Idaho Residing at: My Commission Exp' s: la DEVELOPMENT AGREEMENT (AZ 06-015) TANANA VALLEY SUBDIVISION PAGE 12 OF 12 Cavanaugh Modifications to Development Agreement Exhibit A Project: 10-06-074 Date: July 5, 2007 PARCEL DESCRIPTION CAVANAUGH COMMERCIAL SITE That portion of the Northwest 1/4 of Section 30, Township 3 North, Range 1 East, Boise Meridian, Ada County, Idaho, and more particularly described as follows: Commencing at the Northwest corner of Section 30 from which the North 1/ corner of said Section 30 bears North 89'42'09" East, 2,450.83 feet, thence along the Northerly boundary line of the Northwest 1/4 North 89'49'02" East, 650.00 feet to the POINT OF BEGINNING thence continuing along said Northerly boundary line North 89`42'09" East, 1,236.83 feet; thence South 00 ° 17'51 " East, 350.00 feet; thence along a curve to the right 317.50 feet, having a radius of 317.50 feet, a delta of 57°17'45", and a long chord which bears South 28'21'01" West, 304.44 feet; thence South 57'43'28" West, 46.19 feet; thence along a curve to the left 237.06 feet, having a radius of 682.50 feet, a delta of 19'54'04", and a Long chord which bears South 47'46'26" West, 235.87 feet; thence South 35`43'27" West, 50.00 feet; thence along a curve to the left 173.56 feet, having a radius of 530.56 feet, a delta of 18'44'34", and a long chord which bears South 26'21'10" West, 172.79 feet; thence South 19'04'50" West, 7.82 feet to the Northerly right-of-way of the Ridenbaugh Canal.; thence along said right-of-way the following 3 courses 1. North 70'55'16" West, 1,086.88 feet; 2. thence along a curve to the right 116.85 feet, having a radius of 250.00 feet, a delta of 26°46'48", and a long chord which bears North 57' 31'52" West, 115.79 feet; 3. thence North 44' 08'28" West, 329.64 feet to the Easterly right-of-way of South Meridian Rd.; thence along said right-of-way North 00'25'38" East, 275.48 feet; thence North 67' 10'S1" East, 65.31 feet to the Southerly right-of-way of E. Victory Rd.; thence along said right-of-way North 85`58'45" East, 89.71 feet; thence continuing along said right-of-way North 89'24'50" East, 430.98 feet; thence North 00` 17'51" West, 32.00 feet to the POINT OF BEGINNING. Containing 30.079 acres, more or less. Prepared by: J-U-B ENGINEERS, Inc. Gregory E. Hoikesvig, P.L.S. GEH: the Fi:10SFR10-06-074 - Kastera Cavanaugh Sub110-06-074-AdminlDescriptions110-06-074-Cavanaugh Commercial Site.doc ............. ...... .:.... `. Cavanaugh Modifications to Development Agreement Exhibit B Project: 10-06-074 Date: July 5, 2007 PARCEL DESCRIPTION CAVANAUGH COMMERCIAL SITE ZONE TNC That portion of the Northwest 1/4 of Section 30, Township 3 North, Range 1 East, Boise Meridian, Ada County, Idaho, and more particularly described as follows: Commencing at the Northwest corner of Section 30 from which the North corner of said Section 30 bears North 89'42'09" East, 2,450.83 feet, thence along the Northerly boundary line of the Northwest'/4 North 89'42'09" East, 731.50 feet to the POINT OF BEGINNING; thence continuing along said line, North 89"42'09" East, 619.88 feet; thence South 00' 17'15" East, 67.92 feet; thence along a curve to the left 168.91 feet, having a radius of 200.00 feet, a delta of 48' 23'24", and a long chord which bears South 24 ° 28'57" East, 163.94 feet; thence South 48' 40'39" East, 133.72 feet; thence South 03'40'39" East, 177.90 feet; thence North 86'19'21" East, 56.47 feet; thence along a curve to the right 179.30 feet, having a radius of 200.00 feet, a delta of 51 °2154", and a long chord which bears South 67"59'42" East, 173.35 feet; thence South 42"18'45" East, 53.55 feet; thence along a non tangent curve to the right 51.25 feet, having a radius of 317.50 feet, a delta of 09' 14'55", and a long chord which bears South 52 ° 22'26" West, 51.20 feet; thence South 57`43'28" West, 46.19 feet; thence along a curve to the left 237.06 feet, having a radius of 682.50 feet, a delta of 19' 54'04", and a long chord which bears South 47'46'26" West, 235.87 feet; thence South 35`43'27" West, 50.00 feet; thence along a curve to the left 173.56 feet, having a radius of 530.56 feet, a delta of 18`44'34", and a long chord which bears South 26'21'19' West, 172.79 feet; thence South 19`04'50" West, 7.82 feet to the Northerly right-of-way of the Ridenbaugh Canal; thence along said right-of-way North 70°55'16" West, 782.81 feet; thence North 19' 04'44" East, 43.80 feet; thence along a non tangent curve to the right 105.84 feet, having a radius of 100.00 feet, a delta of 60°38'27", and a long chord which bears North 11'14'24" West, 100.97 feet; thence North 19'04'50" East, 123.38 feet; Commercial Site July 5, 2007 Page 2 Long chord which bears North 09'23'47" East, 100.26 feet; thence along a curve to the left 100.73 feet, having a radius of 298.00 feet, a delta of 19`22'05", and a thence North 00° 17'15" West, 386.10 feet to the POINT OF BEGINNING. Containing 16.489 acres, more or less. Prepared by: J-U-B ENGINEERS, Inc. Gregory E. Holkesvig, P.L.S. GEH:ihc H:\DSR10-o6-o74 - Kastera Cavanaugh Sub\10-06-074-Admin\Descriptions\10-06-074-Cavanaugh Commercial Site TNC.doc Cavanaugh Modifications to Development Agreement Exhibit C Project: 10-06-074 Date: July 5, 2007 PARCEL DESCRIPTION CAVANAUGH COMMERCIAL SITE ZONE CN EAST That portion of the Northwest % of Section 30, Township 3 North, Range 1 East, Boise Meridian, Ada County, Idaho, and more particularly described as follows: Commencing at the Northwest corner of Section 30 from which the North'/4 corner of said Section 30 bears North 89"42'09" East, 2,450.83 feet, thence along the Northerly boundary line of the Northwest'/4 North 89°42'09" East, 1,351.38 feet to the POINT OF BEGINNING; thence continuing along said line, North 89"42'09" East, 535.45 feet; thence South 00°17'51" East, 350.00 feet; thence along a curve to the right 266.25 feet, having a radius of 317.50 feet, a delta of 48°02'50", and a long chord which bears South 23'43'34" West, 258,52 feet; thence North 42`18'45" West, 53.55 feet; thence along a curve to the left 179.30 feet, having a radius of 200.00 feet, a delta of 51 °21'54", and a long chord which bears North 67"59'42" West, 173.35 feet; thence South 86 ° 19'21" West, 56.47 feet; thence North 03°40'39" West, 177.90 feet; thence North 48°40'39" West, 133.72 feet; thence along a curve to the right 168.91 feet, having a radius of 200.00 feet, a delta of 48°23'24", and a long chord which bears North 24°28'57" West, 163.94 feet; thence North 00' 17'15" West, 67.92 feet to the POINT OF BEGINNING. Containing 5.129 acres, more or less. Prepared by: J-U-B ENGINEERS, Inc. Gregory E. Holkesvig, P.L.S. GEH:Ihc HADSFU0-06-074 - Kastera Cavanaugh Sub"-06.074-Adminl©escriptions110-06-074-Cavanaugh Commercial Site CN East.doc Project: 10-06-074 Date: July 5, 2007 PARCEL DESCRIPTION CAVANAUGH COMMERCIAL SITE ZONE CN WEST That portion of the Northwest 4/ of Section 30, Township 3 North, Range 1 East, Boise Meridian, Ada County, Idaho, and more particularly described as follows: Commencing at the Northwest corner of Section 30 from which the North Y4 corner of said Section 30 bears North 89°42'09" East, 2,450.83 feet, thence along the Northerly boundary line of the Northwest North 89`42'09" East, 650.00 feet to the POINT OF BEGINNING; thence North 89 ° 42'09" East, 81.49 feet; thence South 00"1715" East, 386.10 feet; thence along a curve to the right 100,73 feet, having a radius of 298.00 feet, a delta of 19°22'05", and a long chord which bears South 09'23'48" West, 100.26 feet; thence South 19 ° 04'S0" West, 123.38 feet; thence along a curve to the left 105.84 feet, having a radius of 100.00 feet, a delta of 60' 38'27", and a long chord which bears South 11 ° 14'23" East, 100.97 feet; thence South 19°04'44" West, 43.80 feet to the Northerly right-of-way of the Ridenbaugh Canal; thence along said right-of-way the following 3 courses 1. North 70°55'16" West, 304.07 feet; 2. thence along a curve to the right 116.85 feet, having a radius of 250.00 feet, a delta of 26 °4648", and a long chord which bears North 57` 31'52" West, 115.79 feet; 3. thence North 44°08'28" West, 329.64 feet to the Easterly right-of-way of South Meridian Rd.; thence along said right-of-way North 00"25'38" East, Z75.48 feet; thence North 67° 10'51" East, 65.31 feet to the Southerly right-of-way of E. Victory Rd.; thence along said right-of-way North 85"58'45" East, 89.71 feet; thence continuing along said right-of-way North 89"24'50" East, 430.98 feet; thence North 00°1751" West, 32.00 feet to the POINT OF BEGINNING, Containing 8,461 acres, more or less. Prepared by: J-U-B ENGINEERS, Inc. Gregory E. Holkesvig, P.L.S. LAX1? GEH:Ihc H:1DSR10-06-074 - Kastera CavanaughSub110-06-074-AdminlDescriptions110-06-074-Cavanaugh Commercial Site CN West.doc .� j « o0) �`R§9�! gAgmHmAys„ No A e. QERD�NA,mA�u�,,Ao +o 2 J �� &�� msBeachwood Ayan e f m.m \ Boise. Idaho m_m { ____ |\ rQ Y PER sffsa s �3 gg�s s _w ty is 6$q o .pp � SS !;R R.. A*. 6 : Fe v ° 5; �. p o 1, �7 � g 3 B2 � o fi @ ®ii; �O k• . Y [4 ¢a. ` I � I i j i a 11 z' 3 F e F a c E LESS F a-" fr E j m I I' I i 119 I n 3 3 .�,A .os e• oe o ' .'°� � o .'°° � a e e o 's o .. ._ � 4. � _ j. c 1^ ., °. m 8 "3i i 3 s a 3 Ssv 5'S~ ItzRz� Pe o em co a oe 5 oa.=, A'F S R ae .1 1 n.� i g zas.a: • Q I ' r,� I i i zf3 sA I _ g Q Sg r; g �? fe e z CAVANAUGH SUBDIVISION MERIDIAN, ADA COUNTY, IDAHO �wa°v,q �ua GENERALNOTES - LEGENDAND TYPICAL STREETSECTIONS _ J-U-B ENGINEERS, Inc. 250S.BeechwoodAvenue B' Su to 207 Boise, Idaho 83709-0944 F j F 376 xmw3..bam I � 6� N. MERIDIAN RD. S. k9PICHTIAN AVE. W CAVANAUGH SUBDIVISION MERIDIAN, ADA COUNTY, IDAHO J•U-B ENGINEERS, Inc. R 250 S. Beachwood Avenue g Suite 201 Boise, Idaho 83709-0944 j $j4 Phene:2et.3)6.7J3p 1 P Fac 208.39.933$ p mva.Jub.mm `6 F PLAN VIEW n 3 a m X z ND o ' c z Ci f Iq to o � O z 4, ig 'N" � 9 " CAVANAUGH SUBDIVISION RiFe ° s • � MERIDIAN, ADA COUNTY, IDANO ��"� �=" .� "� m J-U-B ENGINEERS, Inc. •'rm.k� cs cs rmkatup i,:�m ; _`u,�,a'"�,,,4:,au�.m �m 250S.BeechwoodAvenue ! C PLAN VIEW Suite 201 �+ Boise. Who &"�+709-0944 �yc Plpre; 206.376.7330 Fe�c208373,W36 '11 � `R' V! .mmi+cmn `4 3 � tl N CAVANAUGH SUBDIVISIO"�° N' w MERIDIAN, ADA COUNTY, IDAHO i �"`� P& PLAN VIEW J1113 ENGINEERS, Inc. a 25D S. Beachwood Avenue & Suite 201 Boise, Idaho 83709-0944 i Phoft:208376.7330 F-21IE323 0 6 \" 9 9 o 5 In > u CAVANAUGH SUBDIVISION MERIDIAN, ADA COUNTY, IDAHO SEWER PROFILES z; � w o nuw� .< 8 Y J-U-B ENGINEERS, Inc. 250 S. 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I __ � 1.• 1 2656.52 1 2656.52 - - _'f 1 2655.+9 I e 2655.46E � a UT •Cy Y� 2653.1E �e 2655.161 +�P 2055.10 a c N 15 Ir S u 8 G 9 1 1 I 1 1' 1 <. " + 21MM tY I } 2es7x 457. a 4 1 1 f 1 1 wir 3 , •1 1 1 1 -7 1 J 1 1 I t_ . Mfg_ I I. 1 1 . xu.m 1 1 1' yI I..1 �� all gl•1 2659.22 2csau71 I1 ' II1 h 1' 1 IY: T1 �vx u rn D Tl G� m m N 0 �TI m t L IIIs, IIi .P ,1 1: _ 1 s• x .1 yy �y • I o IF I T� T Ti T:fl LCN 2699..E _ - � 2699.461 _ p N 3 \ 2]06.3] u� , 2]p6.Jfi 1 1 I o tgq € CAVANAUGH SUBDIVISION J-U-B ENGINEERS, Inc. MERIDIAN, ADA COUNTY, IDAHO �,� 4 250S. Beachwood Avenue $ 1 Sufle 201 IV i eE 3 Boise, Idaho 83709-0944 SEWER PROFILES Ph-2nea7s.7xm t jj- Fax: 20B.323B3;16 - xww.p+6som I r r, a r s s o c c rostoo ) i ! a r 1 > F�xc gNli i � � I � 656.b 7 1' ]557.01 7.00 2[56.66 Y 1w Y: . a^ IP i655.B3 __ a.. - Po aS1P ' h:. s=7 v: d u w.7` X V r m rmm Ri i 9V 9y yg I: S L b Lei G u In C K co m X D r X 0 r m 1z�€a sg; CAVANAUGH SUBDIVISION .�."'��� J-U-B ENGINEERS, Inc. � l MERIDIAN, ADACOUNTY, IDAHO`"`w`.- `""""a"'ma" 250 S. Beechwood Avenue 8€ e r Sutle 201 iF �Pc N Ids is Boise, Idaho 83709*W h y SEWER PROFILES h Pho-2N.87eMao Faz:1o83Zi.es36 x^»w.jublaln b Tj2dated Legal Description DUCRtVY" FOR ANNEXAVON TO CfTY OF ME MOM PROPOBRD TANmA VALLEY 8UBaM>3f(aN TARE R-8 Uny 31. M A PARCEL OF LAND BERG PORTK*4 OF THE+MTHVYE8T t14 AND THE NORTHWEST ut OF THE NORTHEAST 114 OF BE:(.'T10N E0, Y04YMtP 2 NOfi?it, RANGE 1 EAST, DOM McMIXA N, ADA COUNTY, WM, MORE PARTiCUTARLY DESCRMM AS FOELPM: COWAGNGNG AT THE NORTMNEV CORD OF 8ECTM AT. 3N., R. 1 E., B.M„ADA OOUNlTY, _10MO. T K R AL POINT Of AEO*wN4 OF TWS OF.DCRIPTION; THENCE MONO THE NORTH L #4E OFTHE NW 19 OF "0 SBCTTON EO N W4741r E t sn4.26 FMT TO A POINT. TttENCE LEAVING &AJO NORTH UNE 8 00'IrW E moo FLY--T TO A POINT ON A CURVE; THa4CE MONO A C RW TO THE Rr-4fT MI) i FEET. "0 CURVE HAMN0 A RADIUS OF 662 W FEET, A CENTRAL M0LE OF 10-"' 14'. TMGENf 8 OF ft$4. FEET, AND A C410RO WHO4 BEARS N 9z'=I1' E 126.72 FEET TO A "14T OF TANGENCY; D04CE N 51'4M E 00.00 FEET TO A POINT of t;URVATURE; THENCE ALONG A CURVE TO THE.LEFT.S21.47 ) FE=,.SND CURVE HAVING A RADIUS OF 317.50 FEET, ACENTRAL ANGM OF fAW43', TANGEWS OF VM.04 FEET. AND A CHORD WHICH BEARS N 28.43Vr Eaa7.01 FEET TO A POINT OF TAWENCY; THENCE N oo im, W 3M.00 FEET TO A POINT ON THE NORTH LINE Or PJO NW iN; THENCE N 8rAZ4ti E 1 K00 FEET TO A. POW, n*34CE S 00'lr16 E 73i00 FEET TO A POINT. T}1E1NGE H WT42'46' E 619.12 FEET TO A POM THENCE N 00.1r1ti W 44i.n FEET TO A POINT; THENCE N 74W6r E l I1.T6 FEET TO A POW, THENCE N 61'i4W E f0.01 FEET Td A POINT: T}{gmcE-N'46-6Z34' E 9T,11 FEET TO A POINT; THENCE N 10'322r g 11d3E FEINT TO A POINT ON THE SAJO NORTH UNE OF THE NW V4 OF THE HE 114: THPtM ALONG SAto NORTH LINE N mr427rX' £ 6WA6 MEET TO A POINT; TKNCE 5 ( 14V40" E 4001T FIMT TO A,POINT; THENCE N W4232" E 211.00 FEET Tp ;A PORN?; TTNu4(;E sm-onr W woo FEET TO A Pooq-,- 50823-Aauwx-3•K-8:doc - TFF-NCZ'0DNTt WM N 8S•59'2I * E $9.7 l FgB7 TO A POM, THENCE CONiWMG N MS' l9". E 430.98 FFXr TO A POINt TRmCE LEAVING &uD SOUTE BLY R iam OF WAY N QO' ri s- W 32.00- "M TO O OF TfM DESQtIEiMN. SAID PARCEL CWrAW3 171.90 AaUM, MORE ORi' % AND INMUX)ES SOME PRES«tMWB UGN[' OF WAY ALONG E. VX [ MY ROAD, WAYNE X BARBER Sot23•5'0-4.01s. Aar L.3 StM NY lull;uc 0 �'CyjgP.fl! Mom o DESCRIPTION FOR ANNFXATM TO CITY OF MEPJDLAN PROPOsm LOOKOUT RMGE SUBOIYI&1011 ZONE C-N February 0,.M A PARCEL OF LAND WW A P09TION OF THE NORit� t4 OF SEC K*.3o 1.01NNS"P 1 NORTN, RAKE 1 FAST. "SE MEMOMN, ADA COUNTY. IDAHO. Mb i PARTICULARLY DESMBED AS FOLLOWS: ,COWENC WG AT THE WXMANMT CORNER OF SECTION K T. 3N., R.1 E., D.M, -ADA, COUM. I AFO- PRWCE ALOtW THE NORM UK OF THE NW M OF SAID S&CTIbN 30 N 5p•4Z4r E 15042.6 FEET TO THE REAL POINT OF BL'1 OOM OF THIS t)=RIPTIOM;' THENCE COHT1HUM N lr4Z4V E 2MM FEET TO A POINT-, THENCE 8 Wl7'15' E UAW FEET TO A POINT OF CURVATURE; "*NM ALbW A CURVE TO THE RI64,321 A7 FEET, SAID CURVE MV160 A RAMS OF 817.60 FEET. A C09M Mio OF 6t W4?, YANOENTO OF 170.114 FEET. ANO.A CHORD MACH 6EAR3 8 25'4atr W 307,9t FEET TO A POINT OF.TAMOENCr, THENCE S'5T43Wr W 50.00 FEET TO A POINT OF i;,11RVATU(IF4 THENCE ALONG A CURVE TO THE LEFT .126.8.1 FEET. SMb CURVE Fj"NG A RAOW S OF 5R250 FEET, A CENTRAL AN=-- be 1mMi4', TM1GEm OF E3.64 FEET, AMC) A CHORD YAMi 8EARS B SM'S1`W 128.72 FEET TO A PORK:' THENCE N 00`1T15' W 707M FEET TO THE REAL POINT Of d2Al14NM0 OF TH}S. DESCRIPTION. VJ0 PARCEL CONTAINS 1.94 AGES, MORE OR LESS. WA"6KBARem l- rW444 A1PLsa444 OF 6Y APiRO rt. 94Y 2 5 2W6 DESCRWTK)N FOR ANNEXATION TO CITY OE IAE wiq PROPMED rMANAVALL St18CMMON ZONE TN -A' by 3, 20M A PARCEL OF LA2m U=r PORTIOIt$ OP tM NORTM AST 1/4.OF THE. NORTHWEST 1/4 AND TEE NORTI WEST 174 OF TFM NORTHEAST U4 OF SB=N 30, TOWNSIitP 3 NORTH,' R"M 1XAtr,:BOME b(P. MLW, ADA COUNTY, IDAHO, MORE PARTICULARLY. DESCRIBED AS POLL OWS: O11111 AT TlW NORTHW= CORNER OF SEMON A T. IN,, R: 1 E B.M, ADA CO<1NI'Y.IDAKO; TBEKE ALONG TE M NORTS LINE OF THE NW 114 OF SAID S gDON30 N 8042'45" E 2051.75 F=TO THE. � OF•EPAWNNGOF'TBaS DESCRLEmoN; THWCE CONTWUING ALONG.TE® NORT71 LDM OF THE NW IA OF SAID SECTION 30 N 19:•42'4P B 398.97 FEfit TO THE NOitTTjWt COR1Nf'R OF?.H NW 1/4 OF &UD SWMN 30; TEMXCE ALONG THE NORTH LAZE• OF M NW I A OF THE NE 114 OF SAID SECTION 30 N 8904232- E 220.13 FEET THENCE CONTINUING S 00-177V E 285.02 FEET T.O. A POTNI; nU NCE S 00°17'1S" E 447.99 FEn TO A-iO THENCE S 89.4245" W 619.12FEET TO A PONT-; TW, q N00°1TI5- W 733.00,FMT TO THE UALZQ2 P OF �FOWNiNQ OF, TEES DESCP'VnON. SAID PARCEL CON?AINS I OA2 ACRES, MORE OR 1:FSS, WAYNE K. AAJtBTDt, 508I3-AM SX :i-T44-R.Aoc FLS 9444 woew Wmtbv L� MAY 2 5 2W6 M6RI0IAK ►UOUlC WORKS Wt. CITY OF MERIDIAN PLANNL APARTMENT STAFF REPORT FOR THE HEARING Dr.7 E OF JANUARY 19, 2006 Aa It Exhibit C — Page 5 a 0 t da� it C{ �JRlt�i Baal-t =ROVE pw er' I i � I JP'O.L7f s i y i' i 4 z =I s Rid 1 A x4aa s AAM MY sra+ Rf�} TITLEONE CORPORATION Authorized agent for. COMMONWEALTH LAND TITLE INSURANCE COMPANY Commitment Number: A0654135 KS/TH REVISED FEBRUARY 13, 2007 SCHEDULE C PROPERTY DESCRIPTION The land referred to in this Commitment is described as follows: A parcel of land being portions of the Northwest quarter and the Northwest quarter of the Northeast quarter of Section 30, Township 3 North, Range 1 East, Boise Meridian, Ada County, Idaho, more particularly described as follows: Commencing at the Northwest comer of Section 30, Township 3 North, Range 1 East, Boise Meridian, Ada County, Idaho; thence along the North line of the Northwest quarter of said Section 30 North 89°42'45" East 650.00 feet to the REAL POINT OF BEGINNING of this description; thence continuing North 89°42'45" East 1800.72 feet to the Northeast corner of the Northwest quarter of said Section 30; thence along the North line of the Northwest quarter of the Northeast quarter of said Section 30 North 89042'32" East 220.13 feet to a point; thence South 00017'28" East 285.02 feet to a point; thence North 74°28'57" East 118.76 feet to a point; thence North 61'14'00" East 30.91 feet to a point; thence North 48°52'34" East 97.71 feet to a point; thence North 10'32'29" East 178.38 feet to a point on the said North line of the Northwest quarter of the Northeast quarter, thence along said North line North 89042'32" East 600.65 feet to a point; thence South 01 048'40" East 490.17 feet to a point; thence North 89042'32" East 214.00 feet to a point; thence South 00°03'33" West 30.00 feet to a point; thence North 89°42'32" East 20.00 feet to a point on the East line of the Northwest quarter of the Northeast quarter of said Section 30; thence along said East line South 00°03'33" West 802.36 feet to the Southeast corner of said Northwest quarter of the Northeast quarter, thence along the South line of said Northwest quarter of the Northeast quarter South 89043'27" West 1315.72 feet to the Southwest corner of said Northwest quarter of the Northeast quarter; thence along the East lineof the Northwest quarter of said Section 30 South 00007'33" East 1322.00 feet to the Southeast corner of said Northwest quarter; thence along the South line of said Northwest quarter South 89°44'21" West 1323.01 feet to the Southwest corner of the Southeast quarter of said Northwest quarter (CW 1/16 comer); thence South 00000'21" East 25.00 feet along the East line of Government Lot 3 of said Section 30; thence parallel to the South line of said Northwest quarter South 89044'21" West 1073.91 feet to a point on the Easterly right of way for S. Meridian Road; thence along said Easterly right of way North 00033'07" East 25.00 feet to a point; thence continuing along said Easterly right of way North 03006'56" East 642.10 feet to a point; thence continuing North 00*26'13" East 135.75 feet to a point; thence leaving`said Easterly right of way South 39022'47" East 131.06 feet to a point; thence ALTA Commitment (A0654135.PFD/A0654135/28) Schedule C TITLEONE CORPORATION Authorized agent for. COMMONWEALTH LAND TITLE INSURANCE COMPANY Commitment Number.A0654135 KS/TH SCHEDULE C (Continued) REVISED FEBRUARY 13, 2007 South 33°12'54" East 142.72 feet to a point; thence OOU+k rGo511r211 C.e+ 159.04 Poe+ to n point; thence VVNL11 VV 1 - LGut v point; North 15008'28" East 425.09 feet to a point; thence North 84059'21" West 405.27 feet to a point on the said Easterly right of way; thence along said Easterly right of way North 02056103" West 680.19 feet to a point; thence continuing North 00026'13" East 986.52 feet to a point on the Southerly right of way for E. Victory Road; thence along said Southerly right of way North 67011'58" East 65.29 feet to a point; thence continuing North 85059'21" East 89.71 feet to a point; thence continuing North 89°25'19" East 430.98 feet to a point; thence leaving said Southerly right of way North 0001T15" West 32.00 feet to the REAL POINT OF BEGINNING. EXCEPTING any portion lying within the right of way for E. Victory Road. y ALTA Commitment Schedule C (A0654135.PFD/Ao65413528) Order No.: A0654135 ADA COUNTY RECORDER J. DAVID NAVARRO AMOUNT 6.00 2 BOISE IDAHO 020117 04:20-PM DEPUTY Bonnie OberbllGg RECORDED —REQUEST OF Title One 107027444 WARRANTY DEED FOR VALUE RECEIVED, Marty Goldsmith, an Unmarried Man the Grantor, does hereby grant, bargain sell and convey unto DWI Tanana Valley LLC whose current address is 1550 S. Tech Lane, Meridian, ID. 83642 the Grantee, the following described premises, in Ada County, Idaho, TO WYT- See attached exhibit "A" TO HAVB AND TO HOLD the said promises, with their appurtenances into the said Gib n4 Leos and assigns forever. And the said Grantor does hereby covenant to and with the said (3nant4s, that Orantor is the owner to fee simple of said premises; that they are free from all encumbrances E)ccEethoss to which this conveyance is expressly made subject and those made, suffered or done by the Grantee and is father uibject to general taxes and assessments for the current year and all subsequent years, and existing. easements, rights -of -way, reservations, restrictions, encumbrances, and other matters ofreeord, including, without limitation, those sot forth on Exhibit B attached hereto, and to any existing tenancies, to all zoning laws and ordinances, and to any state of facts an accurate survey or inspection of the premises would show, and that he wffl warrant and defend the same from all lawful claims whatsoever. Dates 02/23/2007 Marty Gath STATE OF Idaho COUNTY OF Ada ON THIS IV OF February, 2007, BEFORE ME, THE UNDERSIGNED, A NOTARY PUBLIC PERSONALLY APPEARED ,Marty Goldsmith, KNOWN TO ME OR PROVEN TO ME ON TEE BASIS OF SATISFACTORY EVIDENCE TO BE THE PERSON(S) WHOSE NAME(S) IS/ARE SUBSCRIBED TO THE WITHIN INSTRUMENT AND ACKNOWLEDGED TO ME THAT HE EXECUTED THE ��asruugrr .•`'� 'f t S 1' q4i �NOTARbMBLIC .• •. RESIDING AT: BOISB TA MY CONWSIOPT EXPIRES: 4bt5t9 25 Z.• • (SEAL) pUBLIG 0 F ID Q, '� EXHIBIT "A" A p,arcei of land being portions of the Northwest quarter and the Northwest quarter of the Northeast quarter Se>; Hon 30, Township 3 North, Range 1 East, Boise Meridian, Ada County, Idaho, more particularly descnb follows: Coq�'nnmencing at the Northwest comer of Section 30, Township 3 North, Range 1 East, Boise Meridian, Ada Codrnty, Idaho; thence along the North line of the Northwest quarter of said Section 30 North 89"42'45" East 650.00 feet to the REAL POINT OF BEGINNING of this'description; M Sc ::. • .ttn ``Sc ".(C .1hi - :::"'•• ;:the ol .Na f Nol • •' •So61 Nor Nor Not 10.7 t=.r3.StP0 ,'rigiif. of yVa = ;:. — ; — ..) • n n . v: nm! �+l�r 1-r%U0Ui �eT19 : rOrtl :O[i, 3 7f ,.$--25 . . P fi_ a coh�nuiti rii as ; �...' g otig icf;Eeeb�1Y'rfgFif:bf� „� k 08,56" .East 84t0: leaf:% _ a�pol'rit;.:theElce eontiriuin. ' t00'2u'i3,ast,135s75.:fieet;to:a enie`fe ,r. P�! ving.zaid;Easte iy.tight o wey? . 04'�:.ast 1'IOEr.iset`to'.a poinfi thence s i;33 ,t2 East;142 4. i:72 feei�taa: vi P, rlt:thentie:' :. f : 55: 5153.. r Eest:i`59:9 'fee 4 Woo-irt• •:tfie•• �:` t; rise • i.15008'28"Edst4' 28,. .0!#;fegfta.a;poiii�,ttregce`. - f..84'S9'21" West a 40527..feetao polnton'this said Easterirl9ht of Way,1116i i� iio j said rilg Easterly, righ 02'56'03' Vliest680:1J feet trx a p*%'tliencd ont1huin :• g;..:.. g0'26't3"`East 986 52 feet lo.8 poly t'on the. outhehy r'ig}If of way fcr E:. : : le" My right•of way -Rovil ttrence along ss 67" 11'58' East 65.29 feet to a point; thence continuing .85°591�•�,..1' East:89.71 feet to a point, thence continuing 89'25'. f9' East 430.98 feet to a point; thence leaving -said Southerly right of,way v. th 00°17'15" West 32.00 feet to the REAL POINT OF BEGINNING. +CPTtNG any portion lying within the right of way for E. VictoryRoad. d. i i e continuing North 89042145" East 1800.72 feet to the Northeast comer of the Northwest quarter of said )n 30; thence along the North line of the Northwest quarter of the Northeast quarter of said Section 30 89042'32' East 220.13 feet to a point; thence 100*1728" East 285.02 feet to a point; thence 74'28'57" East 118.76 feet to a point; thence 61*14'00" East 30.91 feet to a point; thence 48'52'34" East 97.71 feet to a point; thence .1.0*3229' East 178.38 feet to a point on the said North line of the Northwest quarter of the Northeast rr, thence along said North line 89'42'32" East 600:65 feet to a point; thence . 01 '48'40" East 490.17 feet to a point; thence 89942'32" East 214.00 feet to a point; thence 00°03'33" West 30.00 feet to a point; thence,. 89'42'92' East 20.00 feet to a point on the East line of the Northwest quarter of the Northeast quarter ection 30; •thence along"said East line . 00003'33° West:802.36 feet•'to the Southeast.eomet of said Northwestg6erter of'tfle Northeast quarts �.abng: the South• ifrie of said ;IVorihwestqua ter:.ofifie IVoi dieaet quarter :89"4327°. West 13'[5.72 feet fo: tfie.Sou. wem :dorn!Br pf .said. Norttiweat•griarter'pf the -Norttiea'si. i.afRng tfie East ltrie, of the No rthwest:quar#er of;ssid $ed(on 30. • . 00'OZ'33": Ea$t 1,322:00 feet to. 5outhe* sorrier of said-NorthwesEjquaftec; tJjence etong the: said` Nor. hviiest quarter ::: 89`44'21...W. esf 1323.01:fi 0t1o•tih o.Sduthwed corner, the ' So utiieasf q !98 crriet :�eitsr.o saki Northwest qua r;: i SUuY1:.'i7V..t .. abn 4f tie East"line _of°GbyemfiW;%ota.Of lsaicJ _ : pa(aliuiito the:Sotath fine gf said Northwest u Secita130s . q, arter...- 89.44'2i:u%BBt'i973.9r`fFultfR►.`a•nnin*;:..iiir�r�:..:a__i.'•s_�:'_.... - •-.--• _r 1N as AFFIDAVIT OF LEGAL INTEREST Cavanaugh Redevelopment STATE OF IDAHO ) COUNTY OF ADA ) I, Douglas Swenson, president of DBSI Housing, Inc., the sole member of DBSI Tanana Valley LLC, 1550 S. Tech Lane, Meridian, Idaho 83642, being first duly sworn upon oath, depose and say: L DBSI Tanana Valley LLC is the record owner of the property described on the attached applications, and it grants its permission to Kastera Development LLC and Wayne S. Forrey to submit the accompanying applications pertaining to that property. Address or location of property: Cavanaugh Subdivision on SE corner of Meridian and Victory Road, Ada County, Idaho. 2. DBSI Tanana Valley LLC agrees 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 applications. 3. DBSI Tanana Valley LLC hereby grants permission to City of Meridian staff to enter the subject property for the purpose of site inspections related to processing said applications. 4. DBSI Tanana Valley LLC understands there may be direct costs incurred by the City in obtaining a review of the applications by architects, engineers, or other professionals necessary to enable the City to approve or disapprove the application. We further understand that Kastera Development LLC has agreed with the City to pay all of these fees as part of their application process. Type of applications: Modified Preliminary Plat; Conditional Use Permit; Rezone; Planned Sign Program; Modified Development Agreement. Dated this day of August, 2007. Dougl wenson, president of DBSI Housing Inc., Member of DBSI Tanana Valley LLC SUBSCRIBED AND S)JjfWORN to before me the d d year written above. �oT A 2 �. e Notary Public for Idaho o Residing gat: ° M Commission Expires: •°°°°.°.°•°° •F' y p /V dg/r/ � uAVANAUG g4 EAGLE CALDWELL 5$ MERIDIAN r9 VICTORY RD. BOISE ir NAMPA KUNA RD. s� IDAHO CENTER/ 2.) M11 BSU WEST CAMPUS 6 MILES 1-84 45 SECONDS RMIRE IDiNII.F 1N17?RCHANG E ST. LUKES HOSPITAL 2.5 MILE, NAMPA CITY HALL T 9 MILES M CAVANAUGH r. C7 KUNA CITY HALL ID 6 MILES Z Vicinity Map of Cavanaugh City of Meridian Development Application August 2, 2007 BOISE TOWNE SQUARE MALL 6 MILES E STATE is IVERSITY �9 MILES BOISE AIRPORT 8 MILES DEDE��f 208-939-LAND LLI � y Q to p" U J J W J ' ul W Q _� W W _ Z o, (Ad fd m D m a CO �. it f. 1 �W�• P W Z W, 'sp ., W Q L{d t a• 55 AMH/'C]il 3l`Jti3 55 AMH/'a2i 3-lovg J Z JLU ; (• � 69 AMH/'(]U VNhN NVIGI 13W` If 00 W I— N ,k Y Y UWf_J > ULn >. l ; x W IX ui �' H L W U W Z r J ,J ui d � � c • CITY OF MERIDIAN ._. Planning Department 660 E. Watertower Ln., Suite. 202, Meridian, ID 83642 (208)884-5533 Phone / (208)888-6854 Fax PRE -APPLICATION MEETING REQUEST FORM io : Pre ctpPlication meetings are required prior to the rubmitta! o an completed form must be submitted to the Planning Department at least 48 hours b foreyour requested meetin time. City Planner will confirm the meeting by either phone or e-mail. f y applecation that requires a public hearing This g An Associate 32o(11vision Name: CN / Contact (if different) L c. �4A 3�S GL�_ GrL Phone Number: Site Information: Location: Number of Lots: Total Acres: Tax Parcel Type OfApplication(s): 1 • ❑ Preliminary Plat (Submit an 8 '/z x 11 version) Amendment 2• ❑ Conditional Use Permit 3. ❑ Annexation and/or Rezone 4• ❑ Planned Unit Development Please list all persons who will attend the Pre -application Specific Questions/Issues: E-mail Address: C.nAZL— KHf.C4g1�� r9S7�2A.Cu•� `4 Z Zoning: 5. ❑ Unifted Development Code 6• ❑ Comprehensive Plan Amendment T glance 8• ❑ Other (e.g. City Council reviews) *4 K_ ❑ Check here if your proposed development includes a potential Public k ar Monday (except Holidays) P Pathway, or school. 10:30 Wednesday 11:15 12:45 —__ 1:15 2:00 **We strongly suggest --�— 2:45 g Y ggest that you bring a conceptual layout of the proposed project to the meeting. Otherwise, staff ma re uire additional re -a lication meetings.** For Staff Use Only Notify affected agency, if applicable. --.—_ ITD (Sue Sullivan, 334-8955) — MDC (Clair Bowman, 484-4414) MFD (Rich rr �___. City of Meridian Pre-aPulication Meeting Notes Date: 5 - Project/Subdivision Name: � ak)f� ,nav2 Applicant/Contact: CJ a - k1n 14 City Staff: e N Ck of � . I Location: �a � -- � �ciDN Moil cat Existing Zoning: Q - 0b -7'� 2 �- Proposed Zoning: I �1( - `l p-�R Property Size: 2 cy -1T _ Surrounding Uses: Co r vim! c \- A I / 9s Comprehensive Plan Designation(sj: -A Street Buffers and/or Land Use Buffers: Open space/Amenities/Pathways: Street System/Stab Streets/ ccess.' :, o Sewer and Water Service: Topography/Hydrology/Floodplain Issues Canals/Ditches/Irritgation and/or Hazards: History: &V%o,ca Additional Meeting Notes: db r-, * CO M �ther. Agencies/Departments to Ada County Highway District Idaho Transportation Department Sanitary Services Corporation Central District Health V\ bju�v,-X Contiguous and Within AOI (AZ only): Number of Units and/or Lots: Dwelling Type (if residential): r— wl PIP&A ec ✓. n Sam i ti Con.V, ontact (circle): Nampa and Meridian Irrigation Settlers Irrigation Fire Department Police Department Applications Required (circle all that apply): Accessory Use Design Review Alternative Compliance Final Plat Modification Annexation Misc.J. o tion Certificate,of Zoning Compliance P armed Unit Development Comp Plan Map Amendment 00. relinvnary Plat Comex endment Private Street ezone Conditional Use Permit , ;t) 5cc.r�,. Additional Pre-Applica ion Conference circle one): Required t d Submission Date: Parks Department Public Works Department Building Department Other: Short Plat Time Extension UDC Text Amendment Vacation Variance 1 ther: r� ..acDr 2; �o vJ Not Required Anticipated Hearing Date: Amticlpa e prior to NOTES:1) Applicants are required to holdla neigh r 2) Exhood cept for �UDC Text Amendments, in accordance* with Comprehensive Plan submittal of an application requiring a pub g a public Text Amendments and Vacation. applications, all other Ptio duringns this me eting is basedlon current City Code. and accordance with UDC 11-5A-5 D. 3) The information provided Comprehensive Plan. Any subsequent changes Ito. itCode had or the valid for 6 months.e Plan may affect your submittal and/or application. This pre-apph I-C omeeting City of Meridian Pre -application Meeting NoteS Date: 6 -13 -p a n Project/Subdivision Name: Applicant/Contact: 6eA, City Staff: 3- 11, Ca l e Location: sip L o-P i i Existing Zoning: _ ► ' Contiguous and Within AOI (AZ only): Proposed Zoning: i Li -C, Number of Units and/or Lots: Property Size: 1 "11.5 o ws Dwelling Type (if residential): Surrounding Uses: Res d en h wl Comprehensive Plan Designation(s): M e d . At nsi hr rie S � Gkot-e -i &l , t e ia'i, bo,45od a tilef Street Buffers and/or Land Use Buffers: C- N 2-6� 4,-e s; d Q n� C Q I re a , �� r /Care -+ b, r- z.S' Open Space/Amenities/Pathways: Street System/Stab Streets/Access: Sewer and Water Service: 'I opography/Hydrology/Floodplain Issues: Canals/Ditches/Inigation and/or Hazards: History: yG i\ t w Additional Meeting Notes: 'C-A It � _sk e,' e S¢ C d S'ea z o '-k- : 9 %C-" -X-Se- UDC, I � -ZP UDC, Il-Zip dl eVP16-1,i,,Pn-4- '-G+a eJard -s -�o,r -rN -G e, UDC_ I�-Z$-3 M ! $ P 8 &+V Yf 5 �dL3e.v. t . S d- r 6LI Other Agencies/Departments to Contact (circle): Ada County Highway District Nampa and Meridian Irrigation Idaho Transportation Department Settlers Irrigation Sanitary Services Corporation Fire Department Central District Health Police Department Applications Required (circle all that apply): Accessory Use Design Review .Alternative Compliance. Final Plat Modification Annexation Misc. (DA Modification) Certificate of Zoning Compliance Planned Unit Development Comp Plan Map Amendment Preliminary Plat Comp Plan Text Amendment Private Street Conditional Use Permit ezon Additional Pre -Application Conference (circle one): Anticipated Submission Date: Required '+�-P"J -St6Lh6f0. Parks Department Public Works Department Building Department Other: Short Plat Time Extension UDC Text Amendment Vacation Variance Other: Anticipated Hearing Date: Not Required NOTES: 1) AppIicants are required to hold a neighborhood meeting, in accordance with UDC 11-5A-5C, prior to submittal of an application requiring a public hearing. 2) Except for UDC Text Amendments, Comprehensive Plan Text Amendments and Vacation applications, all other applications requiring a public hearing shall be posted in accordance with UDC 11-5A-5 D. 3) The information provided during this meeting is based on current City Code and Comprehensive Plan. Any subsequent changes to City Code and/or the Comprehensive PIan may affect your submittal and/or application. This pre -application meeting shall be valid for 6 months. May 30, 2007 RE: Neighborhood Meeting Invitation — 07, June, 2007 — 6:00pm to 7:00 pm at the Cavin Home Dear Property Owner: My name is Craig Kulchak and I am a Project Manager with Kastera Development of Eagle, Idaho. Kastera Development has acquired the 177.52 acre Jerry Cavin property which is generally located at the south east corner of the intersection of Meridian road and Victory Road. (See attachment A) We have acquired this property and have city approval to develop a residential community. We are seeking additional approval for a redesign of a Village Center with a mixture of Retail, Office and Residential. It is our desire to develop one of the finest communities in Idaho within this neighborhood. We are writing to invite you to attend a neighborhood meeting on Thursday evening June 07, 2007 from 6:00pm to 7:00pm at the Cavin Home. The Cavin home is located at 465 East Victory Road, Meridian, Idaho just east of the Meridian/Victory intersection. We would like to meet you and hear your thoughts and comments about our proposed development for this property and the neighborhood. We look forward to meeting you at the June 7th neighborhood meeting. Respectfully; Craig Kulchak, P.M. Project Manager, Kastera Development LLC co c3 Selo to '+ 23�c co�� �0 L c cj F: s v U E J -� � 4% 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. Applicant/agents nature Date mm ON No ON mm ON No ON 6v I16 F;AI, A mw Hw O �n a lii� I $ n 1 M FFS �I YYS M� 17 it 1 i ✓ �1 �i 9111 n Iip III n Ii'�II J i I� I:;i ' I z H Im en i 0M ll 11 ! y Y � a0$ j 3 � Pi 1. f"3 $ 1110, , ,.. 7Ydi= a p P 0, A + rr p.p A izl F ( Y�' III X, iY palaa dq3 Y'i tai �i [P7j i If b �i Y (� l i t �� 8 YYMYYYI i v ' ■ '� z � � aai��7 � t r CAVANAUGH SUBDIVISION In I ! 465 EAST VICTORY ROADi+;"" " MERIDIAN, IDAHO 83642 LANDSCAPE NOTES & DETAILS s �w r i� ` 000`0000a -- TAM oj7 e 4 � I I 4 ` ♦r i` i Y y 1 (s� M • • � � � 99®� Y ♦ 1 p � • 3 Atli 3F a c gq .}..� .. .. ..�.. �. �. .. .�.. °�:. ..� .� �.. .. .. �.. �... �. _ MATCHLINE. SEE SHEET • _ � MATCHIJNE •SEE SHEET Li.72! JJXCAVANAUGH SUBDIVISION465 EAST VICTORY ROAD ? � MERIDIAN, IDAHO 83642 €' � LANDSCAPE PLAN - AREA ONE Prellmhary Plat r: i $i NO Q\ � f t � 3S R py I � pXFIE 11 /MATCHL@!E 'SEE SHEET L7.93 NATCHLME-SEE SHEETL7.94 • �•• "'3'• _ _ ' CAVANAUGH SUBDIVISION 465 EAST VICTORY ROAD MERIDIAN, IDAHO 83642• § LANDSCAPE PLAN - AREA THREE I ri a x (PAATC+i4NE.5EE S71EET Lt.,d �� •• ••3�:•"f•• i I tl [ t� J t • j . I:m Ig F, t AN 11 MAT NE -SEE CAVANAUGH SUBDIVISSHEET L1.75 ION r.a �..� m, 465 EAST VICTORY ROAD �i19 a ' '' k MERIDIAN IDAH . O 83642 ��� z--z..;,a Prellmhary plat LANDSCAPE PLAN — AREA FIVE ,tit SEE SHEET K L T Hq AVANAUGH SUBDIVISION 465 EAST VICTORY ROAD :414i MERIDIAN, IDAHO F%Ilmhary pla LANDSCAPE PLAN -AREA ix L I I , .. , 1t/rMi A11'iaMA A10A. .[� _ �� •_�••�••�••�•• ••�}��'•�••�� �=if�..i..� hV1t4tWNt-bGt b4tLtt �'1.RY MATC}IUNE-SEE SHEETLt.R7'�r' •• ••�••s"�"'•�••�••J { CAVANAUGH SUBDIVISION 4G5 EAST VICTORY ROAD !1(4rLAN MERIDIAN, IDAHO2 DSCAPE P� =� 709ii-lm�lnaiyat LAN -AREA SEVEN If; PT1 C/S27 G7 S cic m`m m�m CR I _ g O o � MATCKLINE-SEE SHEET Lt22 ANmwAE.SEEF* L1.23 CAVANAUGH SUBDIVISION In 'a� ® 465 EAST VICTORY ROAD iif MERIDIAN, IDAHO 83642 fill �.;..; LANDSCAPE PLAN - AREA TWELVE � ' : AE! z y�� RADIUS NOTICE REPORT FILE NAME: cavin 27 Aug-2007 Owners Owner Address ALLEN SHERILL A 3588 S ORLEANS PL MERIDIAN, ID 83642-0000 Property Address: cavin ALMQUIST KURT 3399 S POMPEI AVE TURNER RONELLE J MERIDIAN, ID 83642-0000 Property Address: cavin AMADOR PETAR E 1198 E SICILY ST AMADOR VEANN J MERIDIAN, ID 83642-0000 Property Address: cavin AMYX MARVIN 3796 S SPRINGFIELD AVE MERIDIAN, ID 83642-0000 Property Address: cavin ANDERSON CHERIE H 48 W ROCKFORD ST MERIDIAN, ID 83642-6966 Property Address: cavin ANDERSON CLAY C 548 E OBSERVATION DR ANDERSON SALINA MERIDIAN, ID 83642-0000 Property Address: cavin ANDERSON TYLER 3647 S BRIGHAM AVE MERIDIAN, ID 83642-0000 Property Address: cavin ATM DEVELOPMENT LLC 2747 S PAJARO EAGLE, ID 83616-0000 Property Address: cavin AVI SIM[PLOT INC PO BOX 27 BOISE,ID 83707-0027 Property Address: Gavin I N4./ Owners BARGER DANIEL M BARGER JENNIFER p Property Address: BARTOLOME RICHARD BARTOLOME PATRICIA Property Address: BELL JASON D BELL MANDY H Property Address: BID FINANCIAL & INVESTMENT SERVICES I Property Address: BOENING E JAMES Property Address: BORGOGNONE ANTHONY Property Address: BOUND RAY E BOUND JOYCE A Property Address: BOVEE RONALD A BOVEE TANA M Property Address: BRADLEY JAMES C BRADLEY SUSAN L Property Address: BRANT ERIC BELL-BRANT JENNA Property Address: Owner Address 1143 E SICILY ST MERIDIAN, ID 83642-7877 cavin 1296 E PISTIOA DR MERIDIAN, ID 83642-0000 cavin 1249 E SICILY ST MERIDIAN, ID 83642-0000 cavin 9883 PACIFIC HEIGHTS BLVD STE G SAN DIEGO, CA 92121-4709 cavin 3545 S POMPEI AVE MERIDIAN, ID 83642-0000 cavin 1572 SHIRLEY DR PLEASANT HILL, CA 94523-0000 cavin 3812 S SPRINGFIELD AVE MERIDIAN, ID 83642-0000 cavin 1256 E PISTIOA DR MERIDIAN, ID 83642-0000 Gavin PO BOX 170062 BOISE, ID 83716-0000 cavin 1168 E PIENZA ST MERIDIAN, ID 83642-0000 cavin 2 Owners Owner Address BREEDING RONALD 1239 E ITALY ST MERIDIAN, ID 83642-0000 Property Address: Gavin BULLOCK R CLARKE 3693 S BRIGHAM AVE BULLOCK LAURA LEE MERIDIAN, ID 83642-0000 Property Address: cavin BUTLER RANDY L 3321 S ASCAINO AVE BUTLER MICHELLE A MERIDIAN, ID 83642-0000 Property Address: cavin CAMACHO DANA G 1287 E ITALY ST CAMACHO CESAR MERIDIAN, ID 83642-0000 Property Address: cavin CAMPBELL-ADAMS MARK C 895 E VICTORY RD CAMPBELL-ADAMS NANCY E MERIDIAN, 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83706-2502 Gavin 3350 AMERICANA TER STE 200 BOISE, ID 83706-2502 cavin 3350 AMERICANA TER STE 200 BOISE, ID 83706-2502 cavin 3350 AMERICANA TER STE 200 BOISE, ID 83706-2502 cavin 3350 AMERICANA TER STE 200 BOISE, ID 83706-2502 cavin 0 Owners Owner Address INTERWEST DEVELOPMENT CORP 3350 AMERICANA TER STE 200 BOISE, ID 83706-2502 Property Address: Gavin INTERWEST DEVELOPMENT CORP 3350 AMERICANA TER STE 200 BOISE, ID 83706-2502 Property Address: Gavin INTERWEST DEVELOPMENT CORP 3350 AMERICANA TER STE 200 BOISE, ID 83706-2502 Property Address: Gavin INTERWEST DEVELOPMENT CORP 3350 AMERICANA TER STE 200 BOISE, ID 83706-2502 Property Address: Gavin INTERWEST DEVELOPMENT CORP 3350 AMERICANA TER STE 200 BOISE, ID 83706-2502 Property Address: Gavin INTERWEST DEVELOPMENT CORP 3350 AMERICANA TER STE 200 BOISE, ID 83706-2502 Property Address: Gavin INTERWEST DEVELOPMENT CORP 3350 AMERICANA TER STE 200 BOISE, ID 83706-2502 Property Address: Gavin INTERWEST DEVELOPMENT CORP 3350 AMERICANA TER STE 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