HomeMy WebLinkAboutCrossfield Subdivision No. 1 FP-05-080
BEFORE THE MERIDIAN CITY COUNCIL
IN THE MATTER OF THE
APPLICATION OF PACKARD
ESTATES DEVELOPMENT, LLC
FOR FINAL PLAT APPROVAL OF
102 SINGLE-FAMILY BUILDING
LOTS AND 23 COMMON LOTS ON
25.34 ACRES IN AN R-8 ZONE
LOCATED AT 955 WEST USTICK
ROAD IN A PARCEL OF LAND
LOCATED IN GOVERNMENT LOT
3 AND THE SE % OF THE NW % OF
T., 3N., R.IW., SECTION 1
C/C January 24,2006
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CASE NO. FP-05-080
ORDER OF CONDITIONAL
APPROVAL OF FINAL PLAT
This matter coming before the City Council for Final Plat approval pursuant to
Unified Development Code 11-6B-3 on January 24, 2006, and the Council finding that the
Administrative Review is complete from Sonya Watters, Assistant City Planner for the Planning and
Zoning Department, and Michael Cole, Development Services Coordinator for the Public Works
Department, dated: Hearing Date: January 24, 2006, to the Mayor and Council, and the Council
having considered the requirements of the preliminary plat the Council takes the following action:
IT IS HEREBY ORDERED THAT:
1.
The Final Plat of "PLAT SHOWING CROSSFIELD SUBDIVISION NO.1
LOCATED IN A PARCEL OF LAND LOCATED IN GOVERNMENT LOT 3 AND
THE SE 'l;í OF THE NW 'l;í OF T. 3N., R. ¡W., SECTION 1, BOISE MERIDIAN,
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR CROSSFIELD SUBDIVISION NO.1 / (FP-O5-080)
Page 1 of 4
MERIDIAN, ADA COUNTY, IDAHO 2006, HANDWRITTEN DATE: 12/22/05,
SHEET 1 OF 3, ENGINEERING SOLUTIONS, LLP", PACKARD ESTATES
DEVELOPMENT, LLC, Developer, is Conditionally Approved subject to those
conditions of Staff comments as set forth in the Memorandum to the Mayor and City
Council from Sonya Watters, Assistant City Planner for the Planning and Zoning
Department and Michael Cole, Development Services Coordinator for the Public
Works Department, dated: Hearing Date: January 24, 2006, listing 22 SITE
SPECIFIC REQUIREMENTS/FINAL PLAT and 12 GENERAL REQUIREMENTS,
a true and correct copy of which is attached hereto marked Exhibit "A", and
consisting of 5 pages, and by this reference incorporated herein, and the response
letter from Engineering Solutions, LLP, a true and correct copy of which is attached
hereto marked Exhibit "B" and consisting of 3 pages, and by this reference
incorporated herein, and the response letter from Nampa & Meridian Irrigation
District, a true and correct copy of which is attached hereto marked Exhibit "C" and
consisting of 2 pages, and by this reference incorporated herein, and the additional
requirements from the action ofthe Council taken at their January 24,2006 meeting
as follows, to-wit:
1.1
Adopt the action of the Council taken at their January
24, 2006 meeting, and specifically pertaining to the
Staff Report, under Conditions of Approval, number 2
and 12, such they read now read as follows:
CONDITIONS OF APPROVAL
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR CROSSFIELD SUBDIVISION NO.1 / (FP-O5-080)
Page 2 of 4
2.
It appears to staff that a portion oflots in Block
10 fall within an FEMA classified AE
floodplain. The applicant's engineer/surveyor
shall submit a signed stamped document that
states no lots are encumbered by the floodplain,
or denote tne floodplain on the plat and refer to
it in a plat note reference in a plat note the
FEMA flood plain map. The applicant may
also revise the plat to remove those lots that are
in the floodplain.
12.
To increase emergency aøøø33 to the site, a
minimum of two points of accøss will bø
røquirød for any portion of the project, which
serves more than 50 nomos. Thø two entrances
should be separated by no loss than ~-i tho
diagonal rneasurømønt ofthø full dtwølopœoot.
A secondary permanent access shall be
provided with the next final plat phase.
2.
The final plat upon which there is contained the Certification and signature of the
City Clerk and the City Engineer verifying that the plat meets the City's requirements shall
be signed only at such time as:
1.
The Plat dimensions are approved by the City Engineer; and
The City Engineer has verified that all off-site improvements are completed
and/or the appropriate letter of credit or cash has been issued guaranteeing the
completion of off-site and required on-site improvements.
2.
NOTICE OF FINAL ACTION
AND RIGHT TO REGULATORY TAKINGS ANALYSIS
The Applicant is hereby notified that pursuant to Idaho Code 67-8003, the Owner may
request a regulatory taking analysis. Such request must be in writing, and must be filed with the City
Clerk not more than twenty-eight (28) days after the final decision concerning the matter at issue. A
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR CROSSFIELD SUBDIVISION NO.1 / (FP-O5-080)
Page 3 of 4
request for a regulatory takings analysis will toll the time period within which a Petition for Judicial
Review may be filed.
Please take notice that this is a final action of the governing body of the City of
Meridian, pursuant to Idaho Code § 67-6521. An affected person being a person who has an interest
in real property which may be adversely affected by this decision may, within twenty-eight (28) days
after the date ofthis decision and order, seek a judicial review as provided by Chapter 52, Title 67,
Idaho Code.
By action of the City Council at its regular meeting held on the d4 1\--\
day
of ~tlL\a.hj
,2006.
BY~
\\\\,;..:111'"" Tam yde eerd
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",.<,,'" ' )~:,,:, "" ~or, ltyofMendlan
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d4--p~ d \, 8!AL \
WIlham G. Berg, Jr., CIty lerk \:::,.Ó,Gt..:"., "r:ì , ' .f"'-
'/ "'1 ,... -'--.- ",> .
C?py served upon Applicant, the Planní~/~~"'\t:6PH;iv.g ~~pahment, Public Works Department, and
CIty Attomey. "- "",'. "
BY:~iì\Àh UJìL
Cl y Clerk's Office
~
Attest:
Dated:~ O-() I P
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR CROSSFIELD SUBDIVISION NO.1 / (FP-O5-080)
Page 4 of 4
STAFF REPORT:
CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
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Hearing Date: January 24, 2006
Transmittal Date: January 20, 2006
TO:
Mayor & City Council
Sonya Watters, Assistant City Planner .fIt/
Michael Cole, Development Services Coordinator rv\ c..
FROM:
SUBJECT:
Crossfield Subdivision No.1
Request for Final Plat Approval of Crossfield Subdivision No. I Consisting of
102 Single-family Residential Building Lots (Including 1 Existing Home Lot)
and 24 Common/other Lots on 25.34 Acres in an R-8 Zone by Packard Estates
Development, LLC (File# FP-O5-080)
We have reviewed this submittal and offer the following comments and conditions of the applicant.
These conditions shall be considered in full, unless expressly modified or deleted by motion of the
Meridian City Council:
APPLICATION SUMMARY & LOCATION
The applicant, Packard Estates Development, LLC, has applied for final plat approval of 102 single-
family residential building lots (including 1 existing single-family residential lot) and 24 common/other
lots on 25.34 acres in an R-8 zone. Eight of the proposed building lots will house single-family attached
dwellings, and 94 of the proposed building lots will house single-family detached dwellings. The gross
density for this subdivision is 4.03 dwelling units per acre. The net density is 6.45 dwelling units per acre.
The applicant states that the lot that contains the existing home on Ustick Road (Lot 1, Block 4) may be
developed as a daycare in the future through a separate conditional use permit. This was also disclosed by
the applicant with the previous conditional use permit and preliminary plat application submittals.
Crossfield Subdivision is located in a portion of Government Lot 3 and a portion of the SE Y4 of the NW
)/4 of section 1, Township 3 North, Range 1 West, Boise Meridian. The site is located on the south side of
Ustick road approximately 1/2 mile east of Linder Road. The site has not been previously platted.
The final plat has changed from what was approved with the preliminary plat. The Council allowed the
W. Southern Pine Drive stub street to the property to the east to be removed. As a result, the alignment of
W. Southern Pine Drive shifted slightly to the south. Two building lots have been added, one to Block 10
and one to Block 11. The applicant has submitted a conceptual drawing of how the remainder of the plat
will lay out and two building lots have been removed in future phase 2 to comply with the total number of
building lots approved with the preliminary plat. Common open space has also been reconfigured;
however, the overall common area for the subdivision exceeds the amount originally approved. The final
plat submitted for this phase substantially complies with the approved preliminary plat.
Staff recommends approval of Crossfield Subdivision No.1 with the comments and conditions stated in
this report.
SITE SPECIFIC REQUIREMENTS
1.
Applicant is to meet all tenns of the approved annexation (AZ-05-o15), conditional use pennit
(CUP-05-o22) and preliminary plat (PP-05-017).
Exhibit "A"
FP-O5-080 Crossfield Subdivision No.1 FP.doc
PAGE 1
CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
2.
It appears to staff that a portion of lots in Block 10 fall within an FEMA classified AE floodplain.
The applicant's engineer/surveyor shall submit a signed stamped document that states no lots are
encumbered by the floodplain, or denote the floodplain on the plat and refer to it in a plat note.
The applicant may also revise the plat to remove those lots that are in the floodplain.
3.
The applicant has not indicated who will own the pressurized irrigations system in this proposed
development. If it is to be owned and operated by an Irrigation District, then a license agreement
shall be entered into prior to the scheduling of a pre-construction meeting.
If it is to be a private system owned and maintained by the Homeowners Association, a draft copy
of the operations and maintenance manual shall be submitted prior to plan approval, with a final
copy to be submitted prior to signature on the final plat by the City Engineer.
4.
The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water. The applicant has indicated that the primary source will be Five-Mile Creek
which is a year round source therefore a single-point connection is not required. If, in the future
a single-point connection is used, the developer shall be responsible for the payment of
assessments for the irrigable common areas prior to signature on the final plat by the Meridian
City Engineer.
5.
If Lot 1, Block 4 is developed in the future as a daycare, a conditional use permit will be required.
6.
All fencing installed on the site must be in compliance with UDC 11-3A-6 and 11-3A-7.
7.
Sanitary sewer service to this site is being proposed from stubs in Ustick Road. The applicant
shall install mains to and through this proposed development. The applicant shall coordinate
main size and routing with the Public Works Department. Cover over sanitary sewer mains shall
be no less than three feet from finish grade to the top of the pipe. If cover is less than three feet
from the sub-grade to the top of the pipe, alternated pipe materials shall be used per the Meridian
Public Work's Standard Specifications.
8.
Remove the portion of Lot 14, Block 1 that is being proposed as a sanitary sewer easement and
include it in a separate common lot.
9.
Water service to this site will be from main line extensions from water mains in Ustick Road.
The applicant will be responsible to construct water mains to and through this proposed
development. Subdivision designer to coordinate main sizing and routing with the Public Works
Department. Applicant shall execute City of Meridian standard forms of easements, for any
mains that are required to provide service.
10.
Remove all buildings that do not meet setbacks or the zoning ordinance prior to signature on the
final plat by the City Engineer.
11.
Revise the 3O-foot wide Ustick Road landscape street buffer easement shown on Lot 1, Block 4 to
be a 3O-foot wide common lot. Reference this new common lot in plat note #8.
12.
To increase emergency access to the site, a minimum of two points of access will be required for
any portion of the project, which serves more than 50 homes. The two entrances should be
separated by no less than Yz the diagonal measurement of the full development.
Exhibit "A"
FP-O5-080 Crossfield Subdivision No.1 FP.doc
PAGE 2
20.
21.
22.
CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
13.
The submitted construction plans do not include a grading and drainage plan as required in PP-
05-017 site specific requirement number 7. Prior to plan approval the applicant shall submit a
grading and drainage plan that complies with the preliminary plat requirements.
14.
Please submit a copy of the Ada County Street Name Committee's "Final" letter for the street
names and lot & block numbering. Make all corrections necessary to comply.
15.
All irrigation ditches, laterals or canals, exclusive of natural waterways and the Creason Lateral,
intersecting, crossing or lying adjacent and contiguous to the area being subdivided shall be tiled
per MCC 12~4-13, unless otherwise approved by Settlers Irrigation District. Plans wi1l need to be
approved by the appropriate irrigation/drainage district, or lateral users association (ditch
owners), with written approval or non-approval submitted to the Public Works Department. If
lateral users association approval can not be obtained, alternate plans will be reviewed and
approved by the City Engineer prior to final plat signature.
16.
Graphically depict a 5-foot wide public utilities, drainage and irrigation easement on the east
property line of Lot 7, Block 11. It wi1l be an interior lot line to a future phase.
17.
It appears to staff that the bearing of record for Meridian Park Subdivision No.1 does not match
what is shown on the plat. Please include bearings of record.
18.
The sum of the lot dimensions along the western boundary of this development does not equal the
adjacent boundary. Please confmn this and make any necessary adjustments.
19.
The landscape plan, prepared by Harvest Design and dated 12/20/05, shall be revised as follows:
a.
A lO-foot wide gravel shoulder is required along W. Ustick Road, east of N. Blainuore
Way with the remaining portion of the right-of-way landscaped with lawn or other
ACHD approved groundcover.
Submit 3 copies of the revised landscape plan to the Planning Department prior to signature on
the final plat by the City Engineer
Revise or add the following note(s) on the face of the plat dated 12/22/05, prepared by
Engineering Solutions, LLP, prior to signature on the final plat by the City Engineer:
(1.)
Revise to "...and lot drainage over the tea (10) fourteen and a half (14 Y2) feet adjacent
to..." The extra width is needed to ensure a lO-foot free and clear easement.
Add Lot 6, Block 11 as a common lot.
The lot and block references are incorrect. They should be Lot 1, Block 8; Lot 6, Block
11; and Lot 11, Block 10.
". . .is prohibited l:ln1øss a~øød to iB V,,',ritiBg by :\da COI:lfHY IIigW,ya-y Distriet aad ta0 City
of Meridian.
(8.)
(10.)
(11.)
Complete the Certificate of Owners and accompanying acknowledgement.
Staff's failure to cite specific ordinance provisions or tenus of the approved annexation,
preliminary plat, or conditional use permit does not relieve the Applicant of responsibility for
compliance.
Exhibit "A"
FP-O5-080 Crossfield Subdivision No.1 FP.doc
PAGE 3
CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
GENERAL REQUIREMENTS
1.
Street signs are to be in place, water system shall be approved and activated, fencing installed,
drainage lots constructed, road base shall be approved by the Ada County Highway District, and
the Final Plat for this subdivision shall be recorded, prior to applying for building permits.
2.
A letter of credit or cash surety in the amount of 110% shall be required for all uncompleted
fencing, landscaping, amenities, pressurized irrigation, sanitary sewer, water, etc., prior to
signature on the final plat.
3.
All development improvements, including but not limited to water, sewer, fencing, micro-paths,
pressurized irrigation and landscaping shall be installed and approved prior to obtaining
certificates of occupancy.
4.
A written certificate of completion shall be prepared by the landscape architect, landscape
designer or qualified nurseryman responsible for the landscape plan upon completion of the
landscape installation. The Certificate of Completion shall verify that all landscape
improvements, including plant materials and sprinkler installation, are in substantial compliance
with the approved landscape plan.
5.
Applicant shall be required to pay Public Works development plan review, and construction
inspection fees, as detennined during the plan review process, prior to signature on the fmal plat
per Resolution 02-374.
6.
Any existing domestic wells and/or septic systems within this project will have to be removed
from their domestic service per City Ordinance Section 9-1-4 and 9-4-8. Wells may be used for
non-domestic purposes such as landscape irrigation.
7.
Compaction test results must be submitted to the Meridian Building Department for all building
pads receiving engineered backfill, where footing would sit atop fill material.
8.
Applicant shall be responsible for application and compliance with any Section 404 Pennitting
that may be required by the Anny Corps of Engineers.
9.
Applicant shall be responsible for application and compliance with and NPDES Pennitting that
may be required by the Environmental Protection Agency.
10.
All development features shall comply with the Americans with Disabilities Act and the Fair
Housing Act.
11.
Any tree over 4" in caliper that is removed from the property shall be replaced by installing
additional trees, being the equivalent number of caliper inches of trees that were removed.
Required landscaping trees will not be considered as replacement trees for those trees that have to
be removed.
12.
One hundred watt, high-pressure sodium streetlights shall be required at locations designated by
the Public Works Department. All streetlights shall be installed at subdivider's expense. Typical
locations are at street intersections and/or fITe hydrants. Final design locations and quantity are
detennined after power designs are completed by Idaho Power Company. The street light
contractor shall obtain design and pennit from the Public Works Department prior to
commencing installations.
Exhibit "A"
FP-O5-080 Crossfield Subdivision No. I FP.doc
PAGE 4
CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
STAFF RECOMMENDATION
Staff recommends approval of the final plat for Crossfield Subdivision No.1 with the above stated
comments and conditions.
Exhibit "A"
FP-O5-080 Crossfield Subdivision No.1 FP.doc
PAGE 5
E Š ~ru!f¡g'!i
150 East Aikens Sireei. Suite B
Eagle. lD 8]616
Phone: (208) 938-0980
Fax: (208) 9]8-09~ I
E-mail: es-beckyrn(á"qwesl. net
January 23, 2006
Mayor and City Council
City of Meridian
33 East Idaho Avenue
Meridian, 10 83642
Re:
Crossfield Subdivision No. I Final Plat
File No. FP-O5-080
Dear Mayor and Council:
We have reviewed the staff comments prepared for the Meridian City Council meeting of
January 24, 2006, and have the following responses:
SITE SPECIFIC REQUIREMENTS
1.
The applicant will comply.
2.
It is the applicant's intent to go through the Letter of Map Revision-Based on Fill
(LOMR-F) process for those lots impacted by the floodplain. The impacted lots will be
physically filled and the surveyor will certify the new elevation for submittal to the
Federal Emergency Management Agency (FEMA), LOMR approval will be submitted
prior to submittal of building plans for those lots impacted by the floodplain.
3.
Nampa & Meridian Irrigation District (NMID) will own and operate the pressurized
irrigation system.; requests for a license agreement and urban irrigation contract have
been submitted to NMTO.
4. The applicant will comply.
5. Noted.
6. The applicant will comply.
7. The applicant will comply.
C\Documcnts amI Scltin¡;;s'allcns.Loc'al S~nìngs'Tcmpornr)' Imcmd Fiks\OLK601 'RccsRcsponse.dl'C
Exhibit "H"
Mayor and City Council
January 23, 2005
Page 2
8.
9.
The applicant will comply and adjust Lots 14 and 15, Block I, to have 15-foot frontages
and a shared driveway.
The applicant will comply.
10.
The applicant will comply.
11.
The applicant will comply.
12.
The applicant proposes to utilize the sanitary sewer easement area currently shown
on Lot 14, Block 1, as a temporary emergency access until Phase 2 is constructed.
13.
The applicant will comply. The preliminary grading and drainage plan is complete and
waiting for ACHD street plan approval so we can confirm the street grades.
14.
The applicant will comply.
15.
The applicant will comply. Please revise reference to "Settlers" to read "Nampa &
Meridian."
16.
The applicant will comply.
17.
The applicant will comply.
18.
The applicant will comply.
19.
The applicant will comply.
20.
The applicant will revise the notes as requested.
21.
The applicant will comply.
22.
Noted.
GENERAL REQUIREMENTS
1. The applicant wi1l comply.
2. The applicant will comply.
3. The applicant will comply.
4. The applicant will comply.
5. The applicant will comply.
C:'. )ocull1<lIl~ ¡md S<lIillg~'all<n~"'¡'ocal S<ltings.:r<mporary Internel Files'DLKW1'RecsR<spulIse.d<>c
h:hibil ")1"
Mayor and City Council
January 23, 2005
Page 3
6. The applicant will comply.
7. The applicant will comply.
8. The applicant will comply.
9. The applicant will comply.
10. The applicant will comply.
11. The applicant will comply.
12. The applicant will comply.
We would appreciate your favorable consideration of our request. Thank you.
Sincerely,
Engineering Solutions. LLP
Becky McKay, Partner
Project Manager
BM:ss
cc: Mr. R. Craig Groves
C:'Docun>~nls and Sc\lings'all~n"'.L\'oal S~llings'TcmporaI;; ¡nlornol filcs"OLK601 '.RoosRcspon,c.<k)c
Exhihil "II"
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FEB Ø1 '06 10: 15 FR CITY [IF MERIDIAN
2088884218 TO P-AND-Z
P.01/02
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1,503 FIRSI' STREET SOUIH NAMf'A.IDAl-k') B36S1-4395
FAX il208..463.()()92
17 January 2006
Plamùng Ðepanment
City of Meridian
----- ._,.--.66O...E-.W~çd.M.e..s.i.Jite 2,92". -'-"'--.' '. -- ---- - --'
- . MeridUtn, ill 83642
I'hon(t$: AnIa code 208
OffiCE; Nw¡,pa 466-7661
SHOP; t>«,rrpa 466--0663
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BE:
FP OS-OØO/CrolSfteid Subdivision No.1
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Dear ADna:
A Nampa & Meridian Irrigation District toquin:s that a Land Use Change Application be filed, for
TCYÎew, pIÎorto final platting. Please CO11tact Donna Moon! at 466w7861 for further infonnation.
AtIlattta1s ønd waste ways must be prutectal. The District's Crœaon La1cml COU[SC$ through this
proposed project. Tbis euement mUlt be protected and any eneroacbmeot without a signed
Li~ae Agreement IDd approved plaD, before my CODltnletioD ÛI started, as WlBccepbible.
ALL WORK WITHIN NAMPA" MERIDIAN 1RRIGATION DISTRICT F.Acu..rrms
MOST BE COMPLETED BY MARCH 15, 100fi.
[f you have any further question&. please feel free to give me a call
Smcerely,
'--liu#~"
. BiD HGDBOIl
Åssl Water Superintendent
Nampa & MeridimlIrigation District
BHlcJbg
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C1ftI Fommm.
POe M OffìcelShop
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APfIiOXiMATE IRRIGAaU: ACRES
Exhibit "C"
FEB 01 '05 10: 15 FR CIT'( OF MERIDIAN
2088884218 TO P-AND-Z
P.02/02
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1503 fiRST STRæT SOJTH NAMPA, IDAHO 83651-4395
FAX" ~
20 January 2006
--,--
Becky McKay
Engineering Solutions., lLP
150 E. Aikens Street, Suite B
Eagle, ID 83616
RE:
~: A¡eg cod. 208
OFFICE: Nc.npa d6.s.7B61
SHOP~ ~ .d66.Q663
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Dear Ms. McKsy:
End0&8d please fInd a Land Use Change Appliœtlon for your use to file with the Irrigation
Distrlcl for its review on the above-referenced developmenL If this develq)ment is under a
-Nett' to be flnølized. I would recommend that you submit. ClHhier'ø check. money order or
cash as payment of the fees In order to speed 1he process up. If you submit a company or
personal check. It must clear the bank before proC'8Sslng the application.
ShOUld this development be planning 8 pressure urban ln1gatlOn system that Will be owned I
operated and maintained by the Irrigation DIsÞ1ct, I strongly urge you to roordlnate with John P.
Anderson. Water Supeñntendent for the Irrigation DIsb1ct. concerning the Installation of the
pressure system. Enclosed Is a questionnaire that you must fill out and return in order to initiate
the proœss of contractual agreements between the owner or developer and the IrTfgatlon
Distnct for the ownenship, operation and mainten81C8 at the pressure urban i"':Jation system.
tt you have any questions concerning this matter, pfe.. feel fr8e to call on me at the DIñ1ct',
affiee. or John p, Anderson. It the Diltrk:t's shop.
Sincerely.
If) ~ 7! . 7rJ ffl¿
Donna N- Moore, Assl Seaetatyrrreasurer
NAMPA & MERIDIAN IRRIGATlON DISTRICT
DNMfsmc
cc: File
We- Superintendent
MerIeIl., City Planning Department
R. Craig Groves, f>ackard Estates Development. LtC, 6223 N. Discovery Way.
Suite 120, Boise,lD 83713
enc.
AI'I'ItOXMAtE IRtGABlE ACtES
Exhibit "C"
** TOTAL PAGE.02 **