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Home My WebLink AboutThe Tree Farm AZ '. RECEIVED CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 6, 2006 JUN 0 1 2006 ~'" ,;.1~ . '. Of Meridian .1. ,I.. "t": .~~~i' Clerk Office e' .-"1"1"';' "1.11,'. f'...-. /í'r'?J"~7':/I.;:'¡~J.t"""",;,;~ . "-.../ . L-, . l.)l¡, L I:, Hearing Date: 6/6/06 Mayor & City Council C. Caleb Hood, Current Planning Manager Meridian Planning Department 208-884-5533 W,,\ ¡'I,':' STAFF REPORT TO: PROM: SUBJECT: The Tree Pam Annexation AZ-06.004 Annexation and Zoning of 358.57 acres from RR (Ada County) to R.2 (Low- Density Residential)(66.02 acres), R.8 (Medium-Density Residential)(167.02 acres), R-15 (Medium High-Density Residential)(79.82 acres), C-N (Neighborhood Business)(l7.26 acres) and C-C (Community Business)(28.45 acres) for The Tree PaTIn, by Treehaven, LLC. 1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST The applicant, Treehaven, LLC, has applied for Annexation and Zoning of 358.57 acres to R-2 (Low.Density Residential)(66.02 acres), R-8 (Medium-Density Residential)(167.02acres), R-15 (Medium High-Density Residential)(79.82 acres), C-N (Neighborhood Business)(17.26 acres) and C.C (Community Business)(28.45 acres). The subject property is currently zoned RR (Rural Residential) in Ada County. The applicant has submitted a concept plan with the subject Annexation and Zoning application; the applicant is not proposing any new land uses, development or subdivision at this time. The site is located on the north side of Chinden Boulevard, approximately V4 of a mile west of Black Cat Road extending east to approximately Ten Mile Road Road. This site has approximately 5,300 feet of frontage on Chinden Boulevard. This site is composed of ten parcels which are owned by five different property owners. There is an existing wholesale nursery, three single-family homes, and several outbuildings on this site. The subject property is within the area proposed to be a part of the City of Meridian's Area of Impact and proposed Urban Service Planning Area. 2. SUMMARY RECOMMENDATION The subject Annexation and Zoning application was submitted to the Planning Department for review, By City Ordinance, the Planning & Zoning Commission makes recommendation to the Council on Annexation and Zoning applications. Any comments related to the Annexation application (AZ-06-004) will be included in the Commission's recommendation to the Council. Staff is recommending approval of The Tree Pann Annexation (AZ-06-004t with a Development Al!feement for this pro;ect. The Meridian Planning and Zoning Commission heard the item on March 2 and April 6, 2006. At the April 6. 2006 public hearin2: the Commission voted to recommend denial. a. Summary of Public Hearing: i. In favor: Derick O'Neill, Doug Carnahan, Pete O'Neill ii. In opposition: Tuck Ewing, Sherri Ewing, Arthur Rabehl, John Ewing, Bill Gigray 111. Commenting: None IV. Staff presenting application: Caleb Hood v. Other staff commenting on application: Bill Nary b. Key Issues of Discussion by Commission: The Tree Farm Annexation - AZ-O6-004 PAGE 1 CITY OF MERIDJAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 6,2006 1. Ownership of parcels near the Phyllis Canal, adjacent to the TECO One properties, and adjacent to the Rabehl out-parcel; ii. Providing future public street access to the property to the north (Aldape); c. Key Commission Changes to Staff Recommendation: i. Staff recommended approval; the Commission Recommendation is for denial. d. Outstanding Issues for City Council: i. Staff recommended approval of the subject annexation application. Based on the fact that provisions for future public street access to the property to the north (Aldape) had not been resolved bv the hearine date, the Commission recommended denial of the annexation. Subsequent to the Commission hearing, the applicant met with City Staff and has discussed a possible solution to the access issue to the Aldape property. Staff believes that the applicant will present this proposal to the City Council at the June 6th public hearing. 3. PROPOSED MOTION (to be considered after the public hearing) Approval After considering all staff, applicant and public testimony, I move to approve File Number AZ- 06-004 as presented in the Staff Report for the hearing date of June 6, 2006, with the following modifications to the proposed development agreement: (add any proposed modifications.) Denial After considering all staff, applicant and public testimony, I move to deny File Number AZ-06. 004 as presented in the Staff Report for the hearing date of June 6, 2006, for the following reasons: (you should state specific reasons for denial of the annexation request.) Continuance After considering all staff, applicant and public testimony, I move to continue File Number AZ- 06-004 to the hearing date of (insert continued hearing date here) for the following reason(s): (you should state specific reason(s) for continuance.) 4. APPLICATION AND PROPERTY FACTS a. Site Address/Location: 4410 W. Chinden Boulevard/4740 W. Chinden Boulevard; north side of Chin den Boulevard in Sections 21 and 22, Township 4 North, Range 1 West b. Owners: MDC, LLC 4410 W. Chinden Boulevard Meridian, ill 83642 & Doug and Meredith Carnahan 4410 W. Chinden Boulevard Meridian, ill 83642 & Jo Ann Eggers Trust 7169 N. Spurwing Way Meridian, ill 83642 & Jo Ann Eggers Trust and US Bank Successor Trustee P.O. Box 64142 The Tree Farm Annexation - AZ-06.004 PAGE 2 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 6, 2006 St. Paul, MN 55164 & Connie Avery 4740 W. Chinden Boulevard Meridian, ill 83642 c. Applicant/Representative: Derick O'Neill d. Present Zoning: RR (Ada County) e. Present Comprehensive Plan Desigrlation: Mixed Use - Community, Medium Density Residential, Low Density Residential, and a Potential School Site are all designated for this property on the proposcd Future Land Use Map. f. Description of Applicant's Request: Request for Annexation and Zoning of358.57 acres to R-2 (Low-Density Residential)(66.02 acres), R-8 (Medium-Density Residential)(167.02 acres), R-15 (Medium High-Density Residential)(79.82 acres), C-N (Neighborhood Business)(17.26 acres) and C-C (Community Business)(28.45 acres). g. Applicant's Statement/Justification: The Tree Fann is a 362.65 acre planned community located north of Chinden Boulevard, directly west of Spurwing Country Club. The property is currently in Ada County and outside of the Meridian area of impact. However, it is part of the current Comprehensive Plan Amendment in process. The proposed comprehensive plan calls for medium and low density housing as well as a neighborhood commercial and community commercial component. The applicant has met with the City of Meridian numerous times to refine a concept plan to match the new outlined comprehensive plan (please see Applicant's Submittal Letter.) 5. PROCESS FACTS a. The subject application will in fact constitute an annexation as detennined by City Ordinance. By reason of the provisions of the Meridian City Code Title 11 Chapter 5, a public hearing is required before the City Council on this matter. b. Newspaper notifications published on: February 13 and 27,2006 (for P & Z Commission hearing) and May 15 and 29,2006 (for City Council hearing) c. Radius notices mailed to properties within 300 feet on: February 8, 2006 (for P & Z Commission hearing) and May 12, 2006 (for City Council hearing) d. Applicant posted notice on site by: February 20,2006 (for P & Z Commission hearing) 6. LAND USE a. Existing Land Use(s): There is an existing wholesale nursery (tree fann), three homes and other outbuildings on the subject site. b. Description of Character of Surrounding Area: This area is primarily rural residential in nature. This area, especially south of Chinden, is rapidly transitioning from rural to urban. c. Adjacent Land Use and Zoning: I. North: Phyllis Canal; Rural residential; Agricultural, zoned RR and R1 (Ada County) 2. East: One.acre lots in Spurwing Subdivision and WestWing Subdivision, zoned RR (Ada Couny) Proposed Bainbridge Subdivision, zoned L-O and R-8; Several rural properties in Ada County, zoned RUT 3. South: The Tree Farm Annexation - AZ-06-004 PAGE 3 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 6, 2006 4. West: Agricultural and rural residential, zoned RR (Ada County) d. History of Previous Actions: The City is currently in the process of amending its Area of City Impact to include the subject area. The Comprehensive Plan Map Amendment application is on the City Council agenda for March 7, 2006. On March 7. 2006 the City Council voted to apProve the Comprehensive Plan Map Amendment. which includes incorporatinl2: the sub;ect area on the Future Land Use Map. e. Existing Constraints and Opportunities: 1. Public Works: Location of sewer: This parcel currently has no sewer available to it. It is master planned to sewer to the future North Black Cat Trunk which will not be available till late 2007 or early 2008. Location of water: There is no City of Meridian water main currently available to this site. United Water and the City of Meridian are currently in negotiations that would allow United Water to provide water service to this site. Issues or concerns: Sewer will not be available till late 2007 to early 2008. 2. Vegetation: There are some existing trees on this site that should be protected or mitigated for when this property develops. 3. Floodplain: N/ A 4. Canals/Ditches Irrigation: Any irrigation ditches, laterals and canals (not Phyllis) that cross this property should be tiled when this property develops. 5. Hazards: Staff is not aware of any hazards associated with this property. 6. Proposed Zoning: R-2, R-8, R-15, C-N and C-C 7. Size of Property: 358.57 acres f. Subdivision Plat Infonnation: The applicant has not submitted a preliminary plat with the subject annexation application. Staff recommends that the City enter into a Development Agreement (DA) with the subject property owners. Such agreement should include the provisions in Section 10, Analysis, below. g. Landscaping: 1. Width of street buffer(s): Per City Code (UDC 11-2A) and the Comprehensive Plan, a 35-foot wide landscape street buffer is required adjacent to Chinden Boulevard, an entryway corridor. Per the UDC a 25-foot wide street buffer is required adjacent to all arterial streets; a 20-foot wide street buffer is required adjacent to collector streets; and, a 10-foot wide buffer is required adjacent to all commercial streets. When this property develops, the City should require full compliance with the street buffer requirements of the UDC. 2. Width ofbuffer(s) between land uses: Per City Code (UDC Table 11-2B-3) a 25- foot wide landscape buffer is required between commercially zoned properties and residential useslzones. When this property develops, the City should require full compliance with the land use buffer requirements of the UDc. h. Required Commercial Standards: CoN and C-C Setbacks Proposed Landscape (Local/Commercial) N/ A Required 10' The Tree Farm Annexation - AZ-06-004 PAGE 4 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 6, 2006 Entryway Road (Chinden) N/A 35' Co]Jector Street N/A 20' Maximum Building Height N/A 65' l. Required Residential Standards: R-2 Setbacks Proposed Required Front/Street Side Living Area N/A 20' Side Accessed Garage N/A 20' Front Accessed Garage N/A 20' Interior Side N/A 7.5' per story Rear N/A 15' Frontage N/A 80' Lot Size N/A 12,000 square feet R-8 Setbacks Proposed Required Front/Street Side Living Area N/A IS' Side Accessed Garage N/A 15' Front Accessed Garage N/A 20' Interior Side N/A 4' Rear N/A 12' Frontage N/A 50' Lot Size N/A 5,000 square feet R-15 Setbacks Proposed Required Front/Street Side Living Area N/A 10' Side Accessed Garage N/A 15' Front Accessed Garage N/A 20' Interior Side N/A 4' Rear N/A 12' Frontage N/A 0' Lot Size N/ A 2,400 square feet j. Summary of Proposed Streets and/or Access: As mentioned above, the applicant is not proposing to develop/plat this property at this time. There should be future east-west and north-south collector/arterial roadways constructed within the boundaries ofthis site which would connect Chin den Boulevard and Black Cat Road over the Rim. 7. COMMENTS MEETING The Tree Farm Annexation - AZ-06-004 PAGE 5 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 6, 2006 On February 10, 2006, a joint agency and departments meeting was held with service providers in this area. The agencies and departments present include: Meridian Fire Department, Meridian Parks Department, Meridian Public Works Department, and the Sanitary Services Company. The Meridian Fire Department and the Meridian Parks Department were the only departments or agencies to provide comments. These comments are "standard" and have not been included as conditions of annexation. Once a development planes) is submitted staff will provide the applicant with specific comments and conditions from all commenting agencies and departments. 8. COMPREHENSIVE PLAN POLICIES AND GOALS This property is designated "Mixed Use - Community", "Medium Density Residential" and "Low Density Residential" on the proposed Comprehensive Plan Future Land Use Map. In Chapter VII of the Comprehensive Plan, the mixed use designation is defined in part as an area that is situated in highly visible or transitioning parts ofthe City where innovative and flexible design opportunities are encouraged. The Mixed Use - Community designation allows residential density between 3 and 15 dwelling units per acre, up to 200,000 square feet of non-residential building area, and is intended to allow a broad range of uses. Medium density residential areas are anticipated to contain between three and eight dwellings per acre, while low density residential areas are anticipated to contain up to three dwellings per acre. Staff fìnds the following Comprehensive Plan policies to be applicable to this property and apply to the subject property (staff analysis in italics below policy): . Require that development projects have planned for the provision of all public serVIces. (Chapter VII, Goal III, Objective A, Action 1) When the City establishes its Area of City Impact, it plans to provide City services to the subject properties. The City of Meridian plans to provide municipal services to the lands proposed to be annexed in the following manner: . Sanitary sewer and water service will be extended to the project at the developer's expense, The subject lands currently lie within the jurisdiction of the Meridian Rural Fire District. Once annexed the lands will be under the jurisdiction of the Meridian City Fire Department, who currently shares resource and personnel with the Meridian RuraL Fire Department. The subject lands currently lie within the jurisdiction of the Ada County Sheriff's Office. Once annexed the lands will be serviced by the Meridian Police Department (MPD). The roadways adjacent to the subject lands are currently owned and maintained by the Ada County Highway District (ACHD). This service will11Ot change. The subject lands are currently serviced by the Meridian School District #2. This service will not change. The subject lands are currently serviced by the Meridian Library District. This service will not change and the Meridian Library District should suffer no revenue loss as a result of the subject annexation. . . . . . Municipal, fee-supported, services will be provided by the Meridian Building Department, the Meridian Public Work<; Department, the Meridian Water Department, the Meridian Wastewater Department, the Meridian Planning Department, Meridian Utility Billing Services, and Sanitary Services Company. The Tree Farm Annexation - AZ-06-004 PAGE 6 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 6,2006 . Protect existing residential properties from incompatible land use development on adjacent parcels. (Chapter VII, Goal IV, Objective C, Action I) The applicant is proposing residential zones adjacent to the existing residential and agricultural properties to the north, east and west (all zoned RR or Rl in Ada County). Both parcels proposed for commercial zoning are internal to the development. The applicant is proposing commercial zoning adjacent to proposed residential zoning districts. However, the impacts to the proposed/future residential properties by the commercial properties can be limited through the construction of roadways. land use buffers, fencing, and design of the future subdivision. When development applications are submitted for this site, staffwillfully evaluate the compatibility of the proposed land uses. . Require new urban density subdivisions which abut or are proximal to existing low density residential land uses to provide landscaped screening or transitional densities with larger, more comparable lot sizes to buffer the interface between urban level densities and rural residential densities. (Chapter VII, Goal I, Objective D, Action 8) Staff recognizes that there are some existing low density residential land uses near this property. Staff believes that the locations of the proposed R-2, R-8 and R-15 zoning designations are generally appropriate as the larger lots will primarily be on the north side of the development, and the higher density will be nearer Chinden Boulevard, a major arterial street. However, the applicant is proposing an R-15 zone adjacent to West Wing Estates, a proposed low density area on the Future Land Use Map. To provide a transition between the sub;ect development and the future low density re-development of West Wing Estates. staff recommends that a strip of R-8 be provided along the east side of this site. This strip should be able to accommodate at least one lot depth of R-8 sized lots (at least 125-feet deep). If amended as proposed by staff, the proposed zoning should effectively provide the transition between the adjacent rural parcels and the proposed urban development. Staff recommends that the Commission and Council rely on any written or verbal testimony providedfrom neighbors when determining the most appropriate zoning designation for this property. . "Permit new. . .commercial developments only where urban services can be reasonably provided at the time of final approval and development is contiguous to the City," (Chapter IV, Goal I, Objective A, Action 6) This development is currently not serviceable by the City of Meridian's sanitary sewer system. Sewer service for this development will be via the future North Black Cat lift station. [fthis development is approved, it shall be subject to the North Black Cat sewer system being available, City of Meridian municipal water is currently not available to this site. The City of Meridian and United Water are currently in negotiations that would allow United Water to provide water service to this parcel. Solid waste and other services can be provided to this property. . "Locate new community commercial areas on arterials, . .near residential areas in such a way as to complement with adjoining residential areas." (Chapter VII, Goal III, Objective D, Action 3) Chinden Boulevard is a designated arterial roadway. Stafffinds that the proposed community commercial zoning and future commercial uses on this property should complement the nearby residential land uses. The Tree Fann Annexation - AZ-06-004 PAGE 7 .....-, CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 6, 2006 . "Plan for a variety of commercial and retail opportunities within the Impact Area." (Chapter VII, Goal 1, Objective B) Approximately 45 acres of the subject site are proposed for commercial zoning. The subject application does not propose any new uses, and designates the commercially zoned properties as mixed use commercial. The existing tree farm that is to remain, and the future commercial and retail sites, add to the variety of non-residential uses within the City's Area of Impact. Staff is supportive of the proposed commercial zoning. . "Restrict curb cuts and access points on collectors and arterial streets." (Chapter VII, Goal IV, Objective D, Action 2) . On the submitted concept plan, the applicant is conceptually proposing a mid-mile access to Chinden Boulevard, and extending Black Cat Road to the north across Chinden Boulevard. A third access to Chinden Boulevard, located a few hundred feet from the Black Cat Road extension, is shown on the Concept Plan. Conceptual access points to Black Cat Road are also proposed. No other access points to/from Black Cat Road or Chinden Boulevard are conceptually proposed to/from this property. When this property develops, staff recommends that access to this site be primarily provided by the future internal roadway/driveway system and not Chinden Boulevard and Black Cat Road. Staffis generally supportive of the proposed access points to Chinden Boulevard and Black Catßoad, as shown on the submitted concept plan, with the exception of the proposed driveway access point to the Community Commercial area from Chinden Boulevard. Staff recommends that access restrictions to Chinden Boulevard be vlaced on this vropertv throuQh vrovisions in a Develovment A Qreement. Stafffurther recommends that the access points to Black Cat Road be evaluated and restricted when this property develops. Review new development for appropriate opportunities to connect to local roads and collectors in adjacent developments. (Chapter VI, Goal II, Objective A, Action 13) CurrentZv there are no opportunities to connect to existing roads in adjacent developments. Staff believes that when the roadway/driveway system in The Tree Farm is constructed, this parcel should provide access to the parcel to the east (Henkel 25.8 acres), west (McMullen property, Owyhee Mountain Ventures property, and Schwenkjelder property), and north (TECO One property and Orme property). Please see Analysis below. . "Require appropriate landscape and buffers along transportation corridors (setback, vegetation, low walls, benns, etc.)." (Chapter VII, Goal IV, Objective D, Action item 4) As depicted on the Comprehensive Plan Future Land Use Map, the applicant should be required to construct a 35~00t wide landscape berm with dense vegetation along Chinden Boulevard, when this site develops. The applicant should also be required to construct a 25- foot wide landscape buller along the future Black Cat Road. The entire buffer should lie outside the ultimate right-of way. . "On-street bikeways should be incorporated on all future Collector streets." (Chapter VI, Figure VI-5) All future collector streets should contain bikeways. The Tree Farm Annexation - AZ-06-004 PAGE 8 CITY OF MERIDIAN PLANNING DEPARTMENT STAFf REPORT fOR THE HEARING DATE OF JUNE 6, 2006 Staff also finds the following 2002 Comprehensive Plan text policies to be applicable to this application: . "The capacity of arterial. . .roadways can be greatly diminished by excessive driveway connections to the roadways. The City should cooperate with ACHD to minimize access points on arterial. . .roadways as development applications are reviewed." (Chapter VI, page 72) "Develop methods, such as cross-access agreements, ftontage roads, to reduce the number of existing access points on to arterial streets." (Chapter VI, page 79) . Stafl.fìnds that the proposed R-2, R-8, R-15, C-N and C-C zoning designation are generally harmonious with and in accordance with the Comprehensive Plan (please see Analysis below). Staff recommends that the Commission and Council rely on any verbal or written testimony that may be provided at the public hearing when determining if the applicant's proposed zoning amendment request is appropriate for this property. 9, UNIFIED DEVELOPMENT CODE a. Allowed Uses: UDC Table 11-2B-2 lists the permitted, accessory, and condi60nal uses in the C-N and C-C zoning districts. Landscape nurseries/tree fanns are conditionally allowed in the C-N zone. There is an existing nursery on this site, which the applicant is proposing to retain (see Analysis below). UDC Table 11-2A-2lists pennirted, accessory, and conditional uses in the R-2, R-8 and R-15 zoning districts. Except for the existing tree fann (nursery), all future development on this site should comply with the allowed uses tables of the UDc. b. Purpose Statement of Zones: The purpose of the residential districts is to provide for a range of housing opportunities consistent with the Meridian Comprehensive Plan. Connection to the City of Meridian water and sewer systems is a requirement for all residential districts. Residential districts are distinguished by the allowable density of dwelling units per acre and corresponding housing types that can be accommodated within the density range. The purpose ofthe Commercial Districts is to provide for the retail and service needs of the community in accord with the Meridian Comprehensive Plan. Four Districts are designated which differ in the size and scale of commercial structures accommodated in the district, the scale and mix of allowed commercial uses, and the location of the district in proximity to streets and highways. 10. ANALYSIS a. Analysis of Facts Leading to Staff Recommendation: I. AZ Application: Based on the policies and goals contained in the Comprehensive Plan, and the development surrounding the subject site, staff believes that the requested R-2, R-8, R-15, C-N and C-C zones are appropriate for this property. Please see Exhibit C for detailed analysis of the required facts and findings. Legal Descriptions: The annexation legal description submitted with the application (stamped on January 13, 2006 by Gordon N. Anderson, PLS) shows the property as contiguous to the existing corporate boundary of the City of Meridian. There is some confusion over who owns, or has a right to, some property in this area. According to the Ada County Assessor, MDC, LLC, one of the subject property owners, owns additional property around property owned by TECO ONE, LLC (see Exhibit D). This property has not been included within the subject annexation request. The owners of the TECO ONE property and the Aldape property further to the north, The Tree Farm Annexation - AZ-06-004 PAGE 9 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 6, 2006 have expressed concern over this area. It appears that the most practical location for a future public street over the rim is where the existing Basco Lane is constructed. The adjacent property owners have concern over getting a roadway over the Phyllis Canal and down to the Aldape property, especially if MDC, LLC owns that property and does not make any provisions for a future roadway in this location. Staff does not believe that the subject applicant should be required to construct a street to the Aldape property where the current Basco Lane exists, but staff also has concerns with allowing MDC, LLC to own this property (if in fact they do) without making some provision that allows this area to become a public roadway in the future. Staff recommends that the applicant, at the public hearing, address this concern and clarify ownership of this area. If areas not included within the sub;ect annexation application are owned by MDC, LLC. that land should be included as part of the sub;ect annexation application. Staff recommends that the Commission find that this "issue" has been adequately addressed by the applicant prior to making a favorable recommendation to the City Council. The applicant has provided staff with a map (see Exhibit E) and a letter (see Attachment #3, from the letter dated March 24, 2006) that explains that Treehaven and MDC will include Parcels 1, 2, 3, & 5 in the annexation request, as parties associated with the applicant own these parcels. However, it is still unclear who owns Parcel 4, which is basically the southern part of Basco Lane that bisects the two TECO ONE parcels. Please see the "Basco Lane" special consideration below. As mentioned in Section 8 above, staff has some concerns over the proposed R-15 zoning adjacent to the existing WestWing Estates Subdivision. The proposed Comprehensive Plan Future Land Use Map anticipates that WestWing Estates will redevelop with low density residential uses, To allow the residential densities in this area to transition effectively, staff recommends that a portion of the 35.16 acres proposed for R~15 zoning adjacent to WestWing Estates be zoned to R-8. The applicant shall provide a new legal description to staff that depicts a strip of R-8. that is at least US-feet deep, ad;acent to western boundary of WestWin€!: Estates. The revised legal descriptions for the R-8 and R-15 zones shall be submitted at least 10 days prior to the City Council hearin¡!:. Concept Plan: The applicant has submitted a concept plan with the subject annexation request (See Exhibit C). Staff is generally supportive of the proposed land uses on the concept plan and the general roadway layout. Although the City is not specifically approving this plan for development, the specific concepts and proposed land uses, should be included within a Development Agreement (DA) for this property. NOTE: There is a 3.8 acre parcel, just west of the proposed Black Cat Road extension, that is owned by the Rahbels and not a part of the subject annexation request. This 3.8 acre parcel is not currently subject to annexation, or the land uses proposed with the submitted Concept Plan. Access: On the submitted concept plan, the applicant is showing the extension of Black Cat Road across Chinden Boulevard, and to the north property line. Staff is supportive of this access to Chinden Boulevard. The applicant is proposing a second access to Chin den Boulevard located half.way between Black Cat Road and Ten Mile Road. If this access is constructed as a public street and aligns with the public street approved in Bainbridge Subdivision to the south, staff is supportive of this access to Chinden Boulevard. The applicant is proposing a third access to Chinden Boulevard, located a few hundred feet west of the proposed Black Cat Road extension. Staff is not The Tree Farm Annexation - AZ-06-004 PAGE 10 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 6, 2006 supportive of this commercial access. As part of the DA for this property. staff recommends that access to this site from Chinden Boulevard be restricted to section lines and at the half mile between sections. as required by UDC 11-3H-4B2b. Further, staff recommends that the two access points to this site from Chinden Boulevard be constructed as public streets and align with the existing or previously approved public streets on the south side of Chinden Boulevard. Black Cat Road is designated as a minor arterial. Access to Black Cat Road will be evaluated and approved by the City and ACHD when this property develops. Spurwing Way: Although staff does not recommend making it a part of the DA, staff recommends that the applicant work with Spurwing Subdivision to the east to somehow provide secondary/emergency access to Spurwing Way. If an emergency connection can be made between the subject site and Spurwing Way, staff believes that this will be of great benefit to the emergency service providers in this area. Stub Streets: There are several under-developed parcels adjacent to, and surrounded by, the subject property. As part of the DA for this property. staff recommends that the sub;ect property provide public street access to the parcels to the east (Henkel. Parcel No. R9323930190t west (McMullen. Parcel No. S0421438700. Owyhee Mountain Ventures. Parcel No. S042134660. and Schwenkfelder, Parcel No. S0421428100). north (TECO ONE Parcel Nos. S0422427960 and S0422244700 and Onne. Parcel S0421417200), and the enclave parcel Œabehl. Parcel No. S0421449000). When this property develops, staff may recommend that additional stub streets be provided to adjacent parcels. Basco Lane: Basco Lane is a private lane that currently provides access to several properties in this area. Basco Lane cuITently intersects Chinden Boulevard approximately Y4 of a mile west of Ten Mile Road and continues north across the Phyllis Canal. Access to the TECO ONE, LLC properties as well as the Aldape properties is currently provided from Basco Lane. It is unclear to staff who has an interest in this lane and who does not. A majority, if not all of Basco Lane from Chinden Boulevard to the Phyllis Canal is owned by MDC, LLc. City Staff has contacted the Ada County Assessors Office and Melanie, Ada County Staff, has confinned that taxes for Parcels 3 and 4 are being sent to 4410 W. Chinden Boulevard, MDC's office. When the subject property develops, the Basco Lane access to Chinden Boulevard should be abandoned. As mentioned at the previous public hearing, staff has concerns over an existing restriction easement over Basco Lane. In 200 I a restriction was recorded that limits any expansion of Basco Lane. Said restriction states that MDC agrees to not develop a public road on the property that will access the property to the north of the Phyllis Canal (Aldape) without the express written consent of Anderson and Thomas. As of the print deadline for this report, staff has not seen any written consent from either the Anderson or the Thomas party. Staff would like the applicant to clarify how this recorded easement will be tenninated, as to not prohibit a future public road from being constructed generally where the existing Basco Lane is. Rather than using Basco Lane, Treehaven intends to provide access to the TECO ONE parcel via a collector road stub on the south side of the TECO parcel, in the general area of the existing Basco Lane (near or at Parcel 4). To remove any impediments that may be in Treehaven's control affecting access to the Aldape property, Treehaven has The Tree Fann Annexation - AZ-06-004 PAGE 11 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 6, 2006 proposed to dedicate to ACHD any portion of Parcel 3 necessary for a public road, once a pubic road is designed and approved through the gulch (north from the proposed TECO stub). Further, Treehaven is willing to quit claim any right, title, or interest they may have in Parcel 4 to TECO. Aside from the question of who owns Parcel 4, there does not seem to be an agreement between Treehaven and TECO about who should actually construct the collector road between the south side of the TECO parcel and the south side of the Phyliss Canal. Treehaven believes that their proposal to give TECO, through ACHD, enough property for a collector street, is their fair portion. Staff is not sure what is equitable in this case. It appears now that Treehaven does own property between TECO and Aldape. This means that the TECO parcels do not touch the Aldape property, Treehaven does. However, it also appears that Treehaven does not have enough property to actually construct a collector roadway through their property to the south side of the Phyliss. To remedy this, TECO has stated to staff that they would be willing to give Treehaven enough property for a collector right-of-way, as long as Treehaven constructs the collector to the Phyliss. Then there is the question of who is responsible for construction of the bridge across the Phyliss Canal. Historically, half of a bridge cost is received from each adjacent property owner. Staff does recommend that one, and only one, public street stub from the south be provided to the Aldape property. This recommendation is based on the difficulty of grade and costs associated wth a second street, which is not necessary for the Aldape property to develop. Staff recommends that the Commission rely on all public testimony when detennining what is a fair and equitable solution to the public street access question. Please see Development Agreement provisions #11 and #12 below. Existing Uses: There is an existing wholesale nursery (tree fann) and three single. fàmily homes on this site. The tree fann, and one of the existing homes, is currently taking access to Chinden Boulevard. The existing single-family homes are principally pennitted uses in the proposed zoning districts, Nurseries, or Urban Fanns, however, require Conditional Use Permit approval in the proposed C-N zone. Because the nursery currently exists, staff recommends that the tree fann be allowed to continue operating as is, without CUP approval. However, prior to the City Engineer's signature on the first final plat on the sub;ect property. the nursery should be required to obtain a Certificate of Zoning Compliance (CZC) pennit and bring the site into compliance with all UDC standards. These standards include, but are not limited to: parking and drive aisle improvements, landscaping improvements, taking access from Chinden Boulevard at the Y2 mile location, and compliance with sign regulations. Staff recommends this provision be included as part of the DA for this site. UDC 11-5B-3D2 and Idaho Code § 65-6711A provides the City the authority to require a property owner to enter into a Development Agreement (DA) with the City that may require some written commitment for all future uses. Staff believes that a DA is necessary to ensure that this property is developed in a fashion that is consistent with the comprehensive plan designations and does not negatively impact nearby properties. Prior to the annexation ordinance approval, a Development Agreement (DA) shall be entered into between the City of Meridian, property owner(s) (at the time of annexation ordinance adoption), and the developer. The applicant shall contact the City Attorney, Bill Nary, at 888-4433 to initiate this process. Staff recommends that The Tree Farm Annexation - AZ-OG-004 PAGE 12 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 6, 2006 the Commission and Council direct the City's Legal Department to draft a development agreement for The Tree Fann as follows: I. That all future development 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. 2. That all future development of the subject property shall be consistent with the applicant's conceptual plan unless otherwise modified by other provisions of the DA. 3. That all future development of the subject property shall be constructed in accordance with City of Meridian ordinances in effect at the time of development. 4. That the future uses and lots on this site shall confonn to the District Regulations and Allowed Uses contained in the Unified Development Code (UDC), in effect at the time of development. 5. That the applicant will be responsible for all costs associated with the sewer and water service extension, that are customary with City policies. 6. Sewer service to this property shall be via gravity means to the North Black Cat Trunk. The City of Meridian does not guarantee sewer service in the timelines outlined in the UDc. No interim or temporary lift stations shall be allowed. 7. 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. 8. That prior to issuance of any building pern1it, the subject property be subdivided in accordance with the City of Meridian Unified Development Code. 9. That when a final plat records on this property, no direct lot access to Chin den Boulevard will be allowed on this site; that when this property develops, the Basco Lane access to Chinden Boulevard wm be abandoned; that access to this site from Chinden Boulevard will be restricted to the section hne roads and half mile between sections only; that the two future access point to this site from Chinden Boulevard be constructed as public streets that align with the existing or approved public streets on the south side of Chinden Boulevard; and that said public streets be constructed in accordance with the adopted North Meridian Auto Circulation Map of the Comprehensive Plan. 10. That at such time as plats and uses are proposed, access to Black Cat Road extended shall be subject to approval by the City and the Transportation Authority. 11. That when this property develops adjacent to one of the parcels hsted below, the apphcant agrees to provide public street access to the east (Henkel, Parcel No. R9323930190), west (McMullen, Parcel No. SO421438700, Owyhee Mountain Ventures, Parcel No. S042134660, and Schwenkfelder, Parcel No. SO421428100), north (TECO ONE Parcel Nos. S0422427960 and S0422244700 and Onne, Parcel 80421417200), and the enclave parcel (Rabehl, Parcel No. S0421449000). The exact location of the public stub street(s) to the TECO ONE parcels shall be detennined by the City and the Transportation Authority with the preliminary plates) that abut the TECO The Tree Farm Annexation - AZ-06-004 PAGE 13 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE G, 2006 ONE parcels. Once a public road is designed and approved through the gulch (generally where the existing Basco Lane is), MDC agrees to dedicate to ACHD any additional portion of property ACHD deems necessary in Parcels 1-3, as shown in Exhibit E, to allow for and to be incorporated into a public right-of-way down to the Phyllis Canal. 12. That additional stub streets to adjacent properties may be required as part of preliminary plat approval, except to the north. However, if the current Basco Lane can not be used as a public street to cross the Phyliss Canal (see Provision II above), the City may require one additional stub from this property to the north (Aldape property, Parcel #S0422212513), at the western boundary of the western TECO ONE parcel. The exact location and equitable portion (including right.of-way and construction) of the subject potential public street shall be detennined by the Transportation Authority. 13. That the existing tree fann (nursery) and existing single-family homes on this site be allowed to continue their current uses; that prior to issuance of the first building pennit on the subject property, the nursery should be required to obtain a Certificate of Zoning Compliance (CZC) pennit and bring the site into compliance with all UDC standards; and that these standards include, but are not limited to: parking and drive aisle improvements, landscaping improvements, taking access from Chinden Boulevard at the 12 mile location, and compliance with sign regulations. NOTE: If any existing structures encroach into any future required landscape buffer, they may be allowed to remain with Alternative Compliance approval. 14. That all landscape street buffers and land use buffers will be constructed in accordance with the UDC provisions in effect at the time of development. 15. That all contiguous property currently owned by MDC, LLC is part of the subject annexation application, including Parcels 1, 2, 3, & 5 as shown in Exhibit E. That a new legal description, that incorporates the above.listed parcels, shall be submitted to the Planning Department prior to the next public hearing. 16. That Treehaven/MDC and all related entities shall quit claim any right, title, or interest they may have in Parcel 4 of Exhibit E to TECO ONE. b. Staff Recommendation: Staff recommends approval of the sub;ect application AZ-06- 004, for The Tree Fann. with the Development Agreement provisions listed in Section 10 of the Staff Report for the hearing date of April 6, 2006. 11. EXHIBITS A. Legal Descriptions B. Required Findings from Unified Development Code C. Concept Plan D. Ada County Assessor's Ownership Map E. Updated Ownership Map The Tree Farm Annexation - AZ-OG-004 PAGE 14 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 2, 2006 Exhibit A - Legal Descriptions EXHIBIT A ANNEXATION AStit, . And~;;oll Survey Gr~up.ca~~t"' '1 A parcel of land situated in Secl;ion 22, Township 4 North. Range 1 II\/est of (he Boise Meridian, Ada County, Idaho, being more particUlarly described as fol/ow: Annexation Parcel contains 358,S7 acres, more or less" B~'~~~-æ~~ ' Commencing al the Soulheast corner of said Section 22, said point being marked by all aluminum cap, thence alohg the South line of said Section 22, North 89"17'39" West, 1293.61 feet to the True Point of Beginning; thence continuing alon9 South Line of said Section 22, North 89"17'39" West a distance of 1353.62 feal; thence eontinuing North 89" 17'09" West a distance of 2647.16 feet to th,e earner common 10 Sections 21, 22, 27 ami 28; thence along the South line of said Section 21 North 89"24'46" West a distance of 1.3075'1 feet; thence leavÎng said South line North 00~'22'50' East a distance of 2039.08 feel to a point on the South bank of ttle Phyllis Cana,l; Thence along said Soutll Bank the following (9) courses and distances: North 80"33'30" East a distance of 494,25 feet: thence North 60"40'00" East a distance of 951.83 feet: thence South 00"31 '08" West a distance of 69.65 feet; thence North 65"46'04" East a distance of 651,16 feet; thence North 79"37'32' East a distance of 745,64 feel; thence South OO~55'34' West a dh.tance of 6,99 feet; thence Notth 78"21'21" East a distance of 245.06 feet; thence South 64~30'54;' East a dístance of 198,80 Feet; tllance South 80"22'45" East, 442.89 feet; thence leaving said Soulh line South 00"28'13" We:>t a distance of 494,11 feel; thenee South 89°30'02" East a distance of 777.64 Feet to a point being (when measured at right angles to) 330.00 feel distant from the Westerly Hna of (he Southeast Quarter of said Sect/on 22; thence along a line being paralJal with and 330,00 feet distant from said Westerly line, North 00"30'03" East a distance of 84,85 feet: thence South 42°14'38" East a distance of 18.67 feet; thence South 00°26'23." West, 80.50 feet; thence South 86"31'27" East a distance of 189,70 fee1;thenceSOUtl1' 47"28'09" East a distance of 249.32 fast; thence North 00"26'21" East ~dÎstance,of 4~1,56 feet to a point on the :>outh bank of the Phyllis Canal; thence along said S6ut~,ballkthe (ollowing four (4) courses and distances: South 89"25'59' East adlstanee, ,of230,01fee~: thence North 85°28'24" East a distance of 330.36 feet; thence North 73°44'36" East å distance of 467.78 feet; Ihence North 79°58'OT East a distanoe of 931.30feet'to a poir;t on tile iEa:>t Hne of said Section 22; thence along said East line, SoUth OO~28'39ï West a distance of 400,03 feet to the East one-quarter corner of said Section '22; said p()it~l being marked by a brass cap; thence continuing along said East line, South 00"20'09" West a. distance of 1317,57 feet to a point marked by a5/a~ rabat; thence, leavingS-aid East line, North 89'18'34" West a distance or 1291.77 feel 10 a point marked with a 5/8" rebar; thence South 00"25'06'" West a distance of 1316,97 feet to the Point of Beginning, EXCEPTING THEREFROM a parcel commencing ín Ihe Southeast corner of Séctíon 21, :>aid point being marked by an aluminum cap, thence North 00"16'30" Ea:>t a distance of 914,93 feet to the True Point of Beginning; thenee North 44"2.0'00' West a distance of 137,71 feet; thenee North 5B026'30" West a distance of 138,52 feet; thence North 83"03'00" West a distance of 187,58 feet; thence South Si'20'00' West a distance of 156,89 feet; thence North 00"33'30" East a dlslance of 245.48 feet; thence North 79°31 'DO" East a distanee of 103,70 feet; thence North 67°23'00," East a distance of 104.89 feet, thenee North 86°36'00" East a distance of 357.39 feel (formerly North 86°32'30" East a distance of 357-98 fee!); thence SotJth 00"16'30:' West a distance 01495,93 feel 10 the Point of Beginning. ~\)';\"t LA::~:D ,J' . R'" ;:(.G\.,)Il¡:..?~~'~, ~ ,,~,,"¿' ""' ' 7314, ~ ~ÎJ J.L:Jr{, 'S? ~ ,,(i'f;' \)~'" ,{) 'Plio., 01; 1 '\;'~' .r N, A~' JAN 17 2006 --_:_"__I_'____.;~--- .IS1 I:. 'Nlmll..., (11-. . S"ilo~: ~mtJm?1".iqJll364? p¡¡nB~,IHJ' "'!,:":::i:,~i Exhibit A - Page 1 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006 !!!~o EXHIBIT A PARCEL 1 ZONED R-15 Legal Description A parcel of land situated in the South Half of Section 22, Township 4 North, Range 1 West of the Boise Meridian, Ada County, Idaho, being more particularly described as follow: Commencing at the Southeast corner of said Section 22. said point being mark.ed by an aluminum cap. thence along the South line of said Section .22, North 8go 17'39" West. 1293,61 feet to the True Point Of Beginning, Thence continuing along said South line. North ag01 7'39' Wast, 1353,62 feet the Southeast corner of the Southeast Quarter of said Section 22; thence continuing along said South line, North 89°11'09" West, 50.05 feet to a point; thence leaving said South line, North 00°42'51" East, 154,07 feet to point: thence along a curve 10 the right have a radius of 700.00 feet an arc length of 403.37 feet and through a central angle of 31 °00'58", with a chord bearîng of North 17"13'20" East. a chon:! distance of 397 81 feet 10 a point of reverse curvature; Uìence along a curve to the left having a radius of 500,00 feet, an arc length of 292.41 feet through a central angle of 33°30.26", with a chord bearing North 16°58'36" Easl, a chord distance of 288.26 feet to a point; thence North 86"59'29" East, 143.11 feet to a point of curvature; thence along a curve to the left, having a radius of 450,00 feet, an arc length of 514,04 feet, though a central angle of 65°26'58", with a chord bearing North 54°16'00" East. a chord distance of 486.54 feet to a point of reverse curvature: thence along a curve to the right, having a radius of 800.00 feet, an arc distance of 545.60 feet, through a central angle of 39'.04'33", with a chord bearing North 41 "04'48" East, a chord distance of 535,09 feet to a point: thence North 60037'04 East, 178,07 feet to a point; thence South 29°22'56" Eas!, 335.65 feet to a point; thence South 00°25'06" West. 1316.97 feet to a point, the Point Of Beginning. Said parcel containing 35.16 acres more of less. End description Project No, 05132 December 14,2005 -.-:.,--g¡...'.....:.,--. ....-.... :;".[,; 01]1""",,",1."_. Su;t"r, H",,;j,I'1 ('UH,11 r' ,:IU,KH I!,~', . Exhibit A - Page 2 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARrNG DATE OF MARCH 2, 2006 !:!~~o A parcel of land situated in Section 22. Township 4 North, Range 1 West of the Boise Meridian, Ada Colmly. Idaho, being more particularly described a5 follow: Commencing at the Southeast corner of said Section 22, said porn! being marked by an aluminum Gap, thence aJong t~le South line of said Section 22" Nor!11 89°17'39"West a distance or 1293.61 feet: thence North 00"25'06" East a distance of 1316.97 feette¡ the True Point Of Beginning: EXHIBIT A PARCEL 2 ZONED R-2 Legal Description Thence North 29"22'56" West a distance of 335.65 feet; thence North 60"37'0" East a distance of 218.64 feet to a poi'nt Of curve; thence along a curve to the I'eft ha'Jing a radius of 300,00 feet. an arc length of 302,88 feet and through a cenlral angie of 57~50' 47", with a chord bearing North 31"41 '41' East a distance of 290.18 feel to a point of reverse curve; thence along a curve to the right having a radius of 500.00 feet, an arc length of 335.63 feel and through a central angle of 38"2T39'", with a chord bearing North 22"00'06" East a dislance of 32937 feet; thence North 41°13'56' East a distance of 517,90 feet 10 a point of curve; thence afang a curve to the left having a radius of 200.00 feel. an arc length of 182,76 feet and through a central ange of 52"21'25", with a ctlOrd bearing North 15"03'13" East a distance of 176,47 feet: thence North 11 "(J7'30" West a distance of 80,25 feet \0 a poinl on the South line of the Phyllis Canal; thence alon9 said South line, North 79'58'07" East a distance of 639_11 feet to éI point on the East line of said Section 22; thence along said East line, South 00'28'39" West a distance of 400.03 feet to the East one-quarter Corner of said Section 22, said point being marked by a brass cap; thence continuing along said East rille, Soulh 00'"20'09" West a distance of 1317,57 feet to a point marked by a 5/8" rebar; thence leaving said East line, Nort~l 89°18'34" West a distance of 1291.77 feet 10 a point marked with a 5:18" rebar being (he Point of Beginning, Containing 38.70 acres, more or less, End of Description Project No, 05-132 December 1 ~- 2005 /,:.::,:--~'"<":_~~--->~~' ,/"'..:>.:':",,:ê,i i"'~,,;<'-> f,,::;j( 7;' ; ~d\;: ,I::t /c'~'i I :.1 >:~" I I, .,", '~\'j' ¡.'Ll J\L: ....,,--/... : 0,' .. \. 1 ,~~ --1;'1,'-' '~'\"'?'i' I" ":':""":")j ,.,t~"\,('.'('J',\"""".,~,~",,, '. ~~:Ll~~;>;:!',C;> .,.:. -'.'.:.'---.:---"'JW'...- .','\IL.'IIII"II)~"'rl"..-St"I,I,M,,'r¡dil)lI,l~fJJ¡;'11 p ,DUßUò~S . Exhibit A - Page 3 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006 EXIUBiT A AS[¡" . '~'lder;UII:~~^\fÜY lìrllllPiIJlllO 1','Jgc I of 2 PARCEl. J ZOhFD H.~ A pare,'] uÎiattd,itllilled in Section 22, 'TCtwJJShip <1 Nor1h, RIlI1¡;:,' 1 W~:il vI the Boi,~~\M~ridi;1l1, i\da C(1lUlly, ¡dahl). being more 1';lJtÎClltnJy deseribed ¡\~ [o1Iow; COU1n\enciJlg at the S{)u!lhea~1 c(,'mn of said S~~(j()f¡ 22; thene~: along ÜI~ SOl'lth :I in" uf said S~,ction, Smith 89°1 i'J9" Wl'~t a distance 1'[ I2YYil fect; thence continuing ¡Jlelrl.!. g,w:l!J I"¡n~ uf said SÇctÎtlJ] n. Norlb s'r 17'39" \\'cs[ " distaDœ of 1353.62 feel 10 L1 point: tbellc~, cllrllinuilJ.\i North ~Y"l ?'O9" \Vl"sl ¡¡ di:¡t:mcè of 2647,J 6 feet të' lhe èOIl1e.r eC>HUllC>U t(1 St'clioll:; 2 I, 22, 27 and 2~; Ih~llCe ¡jJ(¡ng- Ihc~"\llt" lill" r>f 53id S"dil,I" 21 Nurth b9"24":I(i" WC'S! ¡idislmlœ M [JU7.5! fed; thclwe leaving sHid Soulh 1ine ~"onl, 00"22'5(1" East [ di,\lan.:e of S5()" 7~ fe,,!. tn the TIUlE I'OlN'r OFHEGINNL'l/C'.: -.-:-,-- - _.."'.;.~-.:.'.IIIIIJI- ,I'll. WO'"'il'Hlln.,' ""lIef. H,"~,nn.lil~.j("I, I ~ I) ~ I) 0 U j F. . ' TII('ne~ N'Jrtll (JO"22'4ú" Eaql s distance of 1 pin!) feel 10 [ pl)ill( <:)11 the Sou'I!! 1J~]k ¡.If rh(~ Phyllis C;m~l: Th('[l(;:'~ alon,Q said South Bank the kiJlowin¡! (9) ~ourses and '¡¡Wlflce~: NorH¡ 80"33'30" ta,l a clistlUlce ,,(444,25 fect; l¡wHee N,Jrth 60o4(t'OO'"E3,~1 a di"lancc n(~151.S5 feel; Ihetlce Sourh OW 31 "l)8" \\'o.:"t a disbnee of 69.65 feel.; tJll.:nce Norlh 65"46\W' na~( :i <:Ii Qli¡I1<'C: ',)f (j51.J(i ¡Út; IhenceNnrlh 71)"37'.:2"' f:,1Sl. 87,63 feet;tll~'!!ce SOlUh2J"¡9'O2" L',\sLJ56,1)5 fod 10 a PC,iT'lI A curvature: 1l1cnçe Illollg II <:Ut'\'c;: III the right h~l\'iug a '"d¡tJ~ ¡;,r 200"(J0 ri:;el, '\11 3I:C length of 9c.d)(i (,:cl and lhfl.!ugh a <:elltn1 allgk of 27"31 '07". wiLlI II çl¡ord bearing Sumh Ù7'"J3 '29" £.l>t. II chord distJH1ce oj' (¡5.IA teet tn " J'<.1im; thencc South (16" 12 '05" \\'\:$1. n 7.43 f(:~l w <1 p<.,int;lhcnçe- ¡¡[onl; a ç\Jn'~ t(1 the right, havi,ng H radius or 7:'(),(JO feel, an;)¡'~ di~lal1ç() of 575,(1 I kct and lhrn¡¡gh (1 ccmT31 an¡:k III' 4':\"55'39". with ~ chord hcaring S<,1lltlI1)5°51 'OJ'' E3,~I. 'I c'hol'd dislJJlcC ,)C 5CI.O3 i"'t'l to a point Hi' revel",;,~ curvature; ¡hellt:',.: along ;i CUI'Vt! Ei.I the left. having " J:adiu~ of 250.00 1'<:"'1. JiJ arc di5l;IlJC~ of 188_1 g /'ecl 'and thrUllgh ,a œmmJ lJuglc of ~Y'O7'4¡". wilh ¡¡ chord hçmillg S(lulh 65'27'04" f'.,m.a cJn:>rd dis[ancl: "f ISJ.77I,;ç[l{1 a N'int: thence SOIII!, 37--00'55" b.'1. 81.6~ feel 1(' a pHi III ìtf curv¡tlul'c; thence along ,a <:IU"I'C Ie' IllC kH, having ~ raJiu$ tOf 4l10.lJO feet, an Me distalll.:,t" (If [96.26 reet and I.hmugh ¡ cenlral an~k, of 28<'((,,16", wilh a chwd bearing ~ortb 18'-'55'42" b.,I, a chord dislJmœ 'if 194.30 Ù:et h' <I point; ttu'!lec' along 11 curve to lhe right ha\'ing a radius of 450,00 reel and thr"ug11 [ œnlml :mgk (If 97<'59'5rr' , with .1 chord bøarillg North .11"30'03" E3¡¡t, 679.22 feet; thence ;';'.111\11 89')30'02" East, 777.64 Cøel. to a point; thene" Nurth 00"'31.1'01" Easl , ~4,R5 fee~ to :] point; llwtlec South 42"14'38" Ea,'I, 18.67 feel 10;;. point: Tllcnce So\1(h 00"26'23" Wes!. HCi50 fœ¡ [0 a pollll: l'helM' SIJlllh 86"31 '27" £35t, J Rlj.,70 f't:cllu a poÎJ1(; TIwnee ,soulh ,P"'2S'o't' Eim. 24!JJ:¡ fee'! W :1 point; lbcnçe Nolih 00"::>6'1]'" FilsL 461.56 fc:ct to a púint; Thençt~ SuuLl! 69'"25'59" E;lsL 230,1)1 feet 11.1 II point; thnlC<: Nortb 85"28'34" E3st, 330Jf> fecI to J pt.\lnt: lhellcc N!.>IiJ" 73"44'}6" Fa~t, 467,75 f(:ct to 3 poim; Then"" North 79°58'()7" EIJM,292,19 feed 1(,1 .'l pc'illt; thence SOll(] 11"07 '30" East. 8(1.25 Ccct ie' a poiJJI <.,f curvature; 'henGl' al<mg ,I ClUVÇ 10 Ihe right. havinj.'! a radius of 200,()D feet, tin ¡Ire dislÙnce 182.76 fcc\ and through ,1 <.:entral angle ,¡f 52"2J "16'"- having a dum! hearing SOlilh 1 $"OJ' U" \'v'esl, a chord dist;!ltcC, of 17(),'F Icef 10 " 1'°1111; Iherwe SmIth 41 "13'9,'1\"'-'51, 517,'10 fed tl' ,I pøÌIJt "J" c.urvatuit:; tht'ncc ¡¡Jorl[) i1 C:\lI""t: 1(\ thc len, havin~ ;1 radiu" IIr 500,()(1 leer. (1/1 arc d¡sI3J1C" of 335.63feç( alii! throllgh:. 'enlnll ::m![le "1' 18"21'1<)", ~,itll H chord b¡.:adn~ SmIth 22"0(1'0(," We~t. a cJlord di~lancc of /:"'-;'~ÎÎ1Vìi' ,r . , . 1i5':'i;;7:êi;,'"; ~"'~(/" I I !,,' .J~ {"'(' 'I'I! :;;;,. V.\'>/ i '"~~.:I.),\:<ì,,~ \::¿,,:<:~: ~:2£J~~:':;~ê;:-\ '<.""'A'" \',.1\)'" .....~ Exhibit A - Page 4 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006 Page2ul':; PAHCE1. 3 IO'\lcD Roo FlSCi " i,lllirfC;nll :;u;-ìle'i' lì;~IIJX'lIliO j:;~J,.n feet to a pliint of rcv~rsc CLJrvalur~; thcm;c along a CIJI"VC to the right. having a radius lOJ 30Cl.OO teel, au Llre c1htancc of JO2,R~ feet ¡¡ad through;] CCJ11J"<11 ang]e (If 3Ko2j'}\{'. with a chord heilring South 3l"4I'41" West, a chord distance PI' :190. ',\; tc.eL to apo[nt; thence South (iO037' 04" Wc~l. ,3~6.71 feel to a poim nfcurvatll1'c: Ihcu\,;1;: alol1g a mrv\: to Ilw Jeft, havÌllg a mdius of ,~oO,oo feet, IIn an; distancc of 545.(iO 1<:.'<:'t ,(1111 through a ccn(rn) angle of 39°n4'31". WiLh a chord bearing SlJuth 41 "O4'4W' \-Vest, H I:bord distJk~e of 535j)9 feet to a point or rercrsc curvature; thence along a ctJrn, to the right. having l1 rillliLis of 45(ì,r¡O teet all lire àislUl1œ or 5 H,O.J Jee!. and tllrollgh a ç..;,',utml lrngk "f (i5°2ti'5S", WÎ!.11 l1 cb"ni blmring South 54")6'00" W"&l a chord d¡stam~e of 4%,54 feet to a point; thene,' SmIth R(,Q5~'2l)" West. 14J,II reet to a point thence along a eurve to the len. hrwing a /'ad jln 0 r )PO ~et. an arc distance of 29.99 fed and tl1rough a Ü'l1trill angle of 0.'1"'26'] 2", with II t:hord bearing North 0 I 02[,)'4.1" Wesl, a ehord tlì!>tnl'lcc of 2~,\J9 f~et to a point: thence Norlh OY12'49" West II distance of 72. 7(1 t~ct tn a point of CllJyo.t\Jre; thence along It curve [0 the left. having a rud.íllS or 200,00 feet, tm arc distance uf" 156.8R tèct and thmugh Ú eClllrJJI angltJ of 44°.5(j'J2", with n chord bearing Norlh 25°41'05" West, a chord di~lm1ec of ]52.89 feet to a PUllU,; (lIenee N(1l1b 41::'OQ':J" \Vest, 17~,87 feet 10 1\ point or curvature: thelH.~e ¡1long H C\II"\"(' to Ihe lell, ha vi ng a radius of 550,00 feel, IlU <Ir~ length nf 701.1:1 fcct and Ihmugh a (;,l'rlln¡1 ¡LlIglt: 0 I' 73°03 '0 I", with a chnrd bearing NOlih 84°40'52" \Vest, a chol'dllislmwê' of Ú54.Ól1 feet leo II [1üirll; thence ~oulh 5!jr47"3H" West, 502,lJ] fCctto a [JOinl Ofc.Urv¡1tlll'C; t,he]Kc along ¡¡ curvc to the light. tmving " radius of 1200.0() teet, and arc distance of 949,72 feel nnd th!'ougJ¡ II centra] an¡:;li:: of 45"20'44", with a dwni bealing $mJlh 8]"28'00" Vlresl, II Chllnl Ji~tanc" \tl'l)25,12 feet to a point; thence N0l1h 75°51'JW' West 'I distance of tin],78 íi:t:t: Ihenee North 00" ] 6'311" East a Jj~lance or 4Ö3.90 feet: tllCnCt' Smlih ,,6"36 '0(1" West [\ dis\al)!.;\: I1f 35739 feet {fÖnllcr]y South R6"'32'3 0" West a dist'lIlce of 357.98 feet I: thence ::'outh (j7"'2:1'OO" \Vest ¡¡ distance' of It4.H9 [eel; thence South 7')'J J '00" '>Vest a di5talll'ç of J 03- 70 feel.; them::e South 00"3J 'JO" \Vt:sl: H distance of 245,..tfÎ fe,d; theJll:e North ~W'2(roo" East a Jistanee of 156.&9 feel: Ihellet Sl!uth ~3'O3'(I(I" East ¡¡ dista!we of 18í,5~ t'eet: tlwnee South 58'26'3()" [¡ast a distüIH:e of 131:52 k'el: tllenee South 44°211'(¡('I" East a distance of 78,25 fh'l; ¡hence N"rlh 7.5"5 ¡ '3R" \VesL 264,25 fee¡: tn n ruin!: of curvatUH:; thcnœ u]ong n nlH'C IT' the left lun-iug a radi lI~ of 7S(¡.Ü() feet, :111 arc length or 42].71 fee! ¡¡lId l'hrt>ugh a ecntnil allgk (,1 _':2"12',"8". with a .:honl hearing South ¡;;~n)1'5J"\VCSl, 11 chunl ¡Ii$tann~ "f416J7I'eet t<:' it point: thence Sotllh 7)'55'2"" \Vest. 352.27 feel to a point ofcurvatllre: tht~o,'c ¡dong a l:ul."\'e to Ih(,' I1ghl, having a radills of 500.00 fe'\:'!., an al"C, distance: o!' ] 55,06 I~ct and through II cen!nll llngJc of' 1 7'4(i'(¡W'. with a chord nearing S(1ulh SO"~8'28" West. tI l"Iwrd dist<lnce of 154.44 feel It! a. point; thence South 89'41'32" V'/cst a d¡~talJ(,e of 05.04 Ú:et 10 11 point, the Point of ß"ginning. >\~I~"¡,J:~;/¡f"">' ", ...\)' ~--" 'U' ,.,,<';-.--<,\:>ìS rli¡~, ",1'., <'.f1'\." '"" (~, 1'...{ '1.. '¿ ~ "", ¡. .". .". "'; \ ,.' ' "/:1 14 ' , , ,( .. ,"",>.I..j,-J1.".,JJ~'~,,: '~("""""'" . ,,'\",": , .." II'}' .. . \.., "-,' ',.. ",:,::-'..,..12,:"",:,:,~;t"'-' ".;:h' \' 1\\(' ... """""';'~ S~ld parcel c'mlaining r 1)7,02 Jcr~s, more "'1' Il's$. lANIS..vtVIIIG stll'lell'. J\¡r~'",lt"','."III, ':;lIìl'~ H"id¡":lIIIH.II,,!í~ r (II, ~ ~ H',' .1,1', . Exhibit A - Page 5 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006 FlSCi .' ~llrI~I:;111i SUI\i~~:1 ¡irl!Hp (fllnO EXHIBIT A PARCEL 4 ZONED R-2 Legal Description A parcel of land situated in Section 22, Township 4 North, Rallge 1 West of lhe Boise Meridian, Ada County, Idaho. being mare particularly described as follow: Commencing at I~le SouUïeast corner of said Section 22, said point being marked by an aluminum cap. thence along the Sout~1 line of said Section 22, North 89"17'39" West, 1293,Gl feel; thence eontinuing along South line of said Section 22, North 89"17'39" West a ,jistance 011353.62 feet, thence eonlinuing North 89"17'09" West a distanee of 2647.16 feet 10 the corner commorì to Secti'ons 21, 22. 278 and 28; thence ;.,Iong the soulh iine of said Section 21 North, 89"'24'46" West a distance of 1307..5'lle81: !Ilence leaving said South line North 00"22'50" East a distanee of 2039.08 feel to a point on Ihe South bank of the Phyllis Canal: Thence along said Soulh Bank. the following (9) courses and distances: Norlh 80"'33'30" East a distance of 494.25 feel: lhenœ Nor-th 60"40'00" East a distance or 951-83 fe,el; thence South 00"31'08" Was" a dislançe of 69.65 feet: thence North 65"46'04" East a distance of 65116 feet; thence ~Jorth 79°37'32" East a distance of 87.63 feet to Ihe TRUE POINT OF BEGINNING; Thence North 79"37'32" East a distance of 658,01 feet; thence South 00"'55'34" West a distance or 6.99 feet: lhence North 78"21 '21" East a distance of 245.06 feet; thence South 84"30'54" East a dislanee of 198.80 feet: thence South 60922'45" East, 442.89 feet: tllencs leaving said South line South 00"28'13" West, 494.1 1 feet to a point; thence along a curve to the left having a radius of 450,00 feet, an arc length of 769.67 feet and through a central angle of 97959'50., with a chord bearing South 41"30'OT West, 679.22 feet; thenee along a curve to Ihe right having a radius of 400.00 f8,01, an arc length of 196.26 feetand through a cenlral angle of 28.06'46". with a chord bearing South 78"55'42" West, a chord distanee of 194.30 feet to a point; thence North 87"00'55" West, a distance of 81.62 feet to a point 01 curvature; thence along a CUNH to the right, having a radius of 250,00 feet, an arc distance of 188.18 feet and through a central angle of 43"07'41", with a chord bearing North 65"27'04" West, a chord distance of 183,77 feet to a point of reverse curvature; thence along a curve to the left. having a radrus of 750.00 feet, an arc distance of 575.01 feel and through a central angle of 43°55'39", with OJ chord bearing North 65°51 '03" West a chord distance of 56103 feel 10 a point; thence North 06"12'05" East, 237.43 feel, 10 a point of curvature; thence along a curve to the left, having a radius of 200.00 feet, an arc length of 96.06 feet and through a central Btïgle of 27"31'07". with a chord bearing North 07"33'29" WI's!, H CtlOfd distance 0195.14 feet \0 a point; thence North 21.19'02" West 356,05 feet to feel to the Point of Beginning, Said parcel eontaining 27.32 acres, more or'Iess. ...-:--;----... '\ ~~\~J 1.A,io'j)", /.."" ".'~."..-,. ,I!. /"'::'~~:ffYT' r )1~,;,"'q>, /3('); l " V (' ""~, ' \ (', '-, '7 .:11 4 ~j \.\/,/-4~:> ,,~J ." '"" ". , ,,>,/:' , , "';"':'\"11""\"';<.// \<ZiLi~;; . End of Description Project No 05132 December 14, 2005 ---,.,--..:..--..:.,--- ---..-- ,\~I I k'o'""'o'.'c' I" . :¡lill~ F, ~",',II'iJi ¡D UJó,U I' ,~u. ß B8 I H " ., ' , Exhibit A - Page 6 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006 !!~~o EXHIBIT A PARCEL 5 ZOi'/ED CN Legal Description A parcel of land situatecl in the south one-half of the Northeast Quarter and in the Souttl Half of Section 22, Township 4 North, Range 1 West of the Boise Meridian, Ada County, Jdaho, being more particularly described fJS follow: Commencing at the Southeast corner of said Section 22, said point being marked by an aluminum cap, thence along the South line of said Section 22, North 89"17'39" West, 2647.23 feet to the Southeast corner of the Southeast Quarter of said Section 22; thence continuing along said South line, North 8g01 T09" West, 50.05 feet to the True Point Of Beginning, Thence continuing along said South ¡ine, North 89" 17'09" West. 124:3.07 feet to a point: thence leaving said South line, North 01 "59'10" East, 343.83 feet to a point of curvature. thence along a curve to the r,igh1, having a radius of 150.00 feet, an arc distance of 221.56 feet and through a central angle or 84"37'42", with a chord bearing North 44" 18'01" East, a chord distance of 201.96 feet to a point of reverse curvature; thence along a curve to the left, having a radius of 1000.00 feet, an arc length of 470,27 feet and through a central angle of 26"56'40", with a chord bearing North 73.08'32" E,ast, a chord distance of 465.95 feet to a point of reverse curvature; thence along a curve to the right, having a radius of 500.00 feet, 811 arc dístance of 494,38 feet and through a central angle of 56~39'O5", having a chord bearing North 87"59'45" East, a chord distance of 474.48 feet to a point; thence South 63"40'43" East, 311.09 feet to a point of curvature: thence along a curve to the left, having a radius of 700.00 feet, an arc distance of 383.59 feet and though a central angle of 31.23'49", having a chord bearing South 16"24'45" West, a chord distance of 378.80 feet to a point: thence South 00"42'51" West. 154.07 feel to a point, the Point Of Beginning. Said parcel containing 17.26 acres, more or less, End description Project No. 05132 December 14. 2005 " "::;!~:~P\~~~;i~'i~~'~~ ;:i~i'ê':~ i-':': "~> ( """. [ ,j '") ,/,.' , r:.~,,:})4Dl6P .:c) ('I ",,^ ".. ," \':~'I, "(i)r \\'b~",,"/ -.;:,o() ~'::...:...,,/ """,i ","'\1 ,. ~,"D">' "::...;~;.:-..~-;;"- -..:..-.. - -..'..'--__i.....' is'll' ."'O"',"""L"..' ,:"",1 H,,¡,li,,",IDB.1I:O l'êO~,aaHU(I;. Exhibit A - Page 7 ATE OF MARCH 2 2006 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING D , !!~~o EXHIBIT A PARCEL 6 ZONED R-15 Legal Description A parcel of land situated in the south one Hair of Section 22, Township 4 Nortl" Range 1 West of the Boise Meridian. Ada County, Idaho, being more particularly deSCrilJect as follow: COJJlIucllcing iJl Ihe So\illwilst comer uf ~aid Seçtkm 22. s¡!id !l011l1 being flHuked by¡¡u ahm1i:IllIJll Clip, Ll1cnc~ along tht~ SOuth iilw [\f said Section 22. \"lIrlh (;9°17':;9" \VeSI, 21.\47,:)3 f~1;'I1O the S"ulhc¡l~1 mmcr MUle SOUthC¡J51 Quan". of said $¡;ciiun 22; IOel1\;c continuing along said SPilth linc. :-¡-onh 1)9' 17'09" \Vcs1, 111)3.12 t~et !(1 (fn." True rojqt Of Ik,~lulIl1g. Th,-,nct; continujllg along sHid Soul,h line, NlInh~l¡O J 7 '09" W<'~I, 992.1.1 t(".t 10 a poml; !llence' leaving s.1itJ 50mh linc, along a curve (1\ (he right, Iliwing a ral!ius of ::!400,1)(I feet, (¡II ,ilre Icn.r;i.h of 839,95 Ii:~,t aud Illrc1ugh a celltral <1I!glc of 20"(1;\'06". with a dmrd bc;lrjn~ Non]! 15'42' I (j" Em;!, :J cli()rd 11ISI<111(:C <)fX35,ti~ tCet 10 11 poillt: lhelwe S'.'Utll 75°51 '38" East. 16.3:1 (bet to a poi'll or C\lrVal\lle; thçncç along a .:urve to tlw left, having u radius of' 1100,(){I fè~!, illl art Jcngll¡ of 'i4',ì,71 h:¡;1 anrllhrntjgh a cclltral ang.lc of 45°20 '44", with a dwrd IJ<:lll'ing North 81 ':28 'HU" E~sl., a chord disL1/1C':' or ')15.11 te~1 If' a poiol.; them~, ~'(>(th 58°47'38" East, 502,91 J~tl to II point of C:\lrl"at)re; thc:n,;e along 11 curn~ to the right, having 11 ri,lùius of 550,Of) feet, all arc di~I;JIKe Df 7(1 L23 fbel and thrQu¡d! a centra, [ angll: of 73?03 '01 ", with II churd iJearing S,)\t¡j1 $4c¡W'52" East, a dJOrd di~I((J1~~\ 41[" (\)4.69 kct 10 a point; thence SCIullI 48"09'J I" En.~t" i 72J~7 fect l() a point of curvature: rhellee ;¡long a ,un't;' 10 tllc ri¡;Ju, having II radius of 200,(,)0 feel, an arc leuglh of 15G,8X feet and throu)¡!h n cel1trnl angle. d' 44"56'3;!"', with a cllOrll IwHrin¡; Snuth 25"4 I 'OS"' E:.st, :1 chord disl¡lI1ec fOf )52.~9 fe~1 to 11 point; thcnec South 03~1:r49" East, 72,76 fect to a polm o[ ¡'urvalurc; thence a1ong 11 eun'c to the righl. 11,,"ing a radim of 50o-t)ö fect, all aj'ç di$lam~e ùf 322.40 [et:lanò through ¡ ecntr¡¡J angle of 3ú"56'3H", wjth a long ¡,:honJ bearing S(1mh J 5"15'JO" \\'es1, a chord distance ofJJ(j,~4 feet 10 ¡\ IlUim ufl'c\"erse curVature, l!lcnec along II c,urve to the len, !¡ilving a radius oj 70{).(lo feel. [jJ'1 arc di~lancc \1[ 19.7R feel ,md 11m 'ugh a œnrral an!;k {of 1"37'0(1"" willI a ç[WI'J bearing Soulh 32"55')4" West, a chord di~lant<: {If 1 (,},7s [¡jet II) II poÜJI: thcnce Nl1rtll G] "40'43" West, 5 J .1.09 feet to 11 p"int of elirvatUl'c: tjltnce nJ()ug a ÇUfH: 1(1 the ]efe having a radí\¡s 1'( 500,00 feet, all an' length "f 494.3:;; fecf and through" Celltra I angle of %".'\<I'()5", wi1h a chord hC~l'il!g Sou!J¡ 1\7"59'45" We,t, a chord disl¡lllec of 47'L4k ;C(:t 1.0 ,1 poim of re\'er~c curvature; tlH:nec a¡(Iug II curn: to We right IHwing a radius of WOO.fIO rlêet. an ~r" h:nglb of 470,27 !t'CI ¡1I1t! throu¡¡h iI cé'ntral angle of 2IP56'4(f', with i1 chord hea¡-¡n~ S¡MJ1 73"08'32" West, II chord dislmK'c o[ ,165.9.5 fecI to a point of rever~e ,cUt"\Iahnc; ¡],eDC(: along ~ ,une (0 thc lell, h.wmg a rndiu" 01" 150,00 feel, ill I lire le[111111 H[ 22 1.56 feet and l,hHIi,lg!i a ccni!:ll angle of 84"]7'42", with a chord beariug S<)uth 44°1H'O" Wcst., a chord dislilnc<, 01"20196 Î<'Ct 1<.' ap()iI1L the,l)eoc Solidi 01"59')0" West, 343J\3 feel to 11 point, the Poin101"I.Ie~iullhlg. Said pm-¡;d c:()nUHlIlrl,g :\4.95 anes. IllÜI'~ of less, "":;'~"~;'~~>" ' " ,\,,"" -"'--"., ,","', /;:;;~J::e;/fl/\' ".,'~ 'oc:j/n¡4 /,\' ) \ \ '.rj4'.D~v~-. I "C;'\";'" ,,'<iV,.:/ "~'./i' In' Ù'þ,,".;/ /)~::""':;"-""'I"",,» "",:V N f,1<j;,.,.' "-,:'-... [;nd dcscriplim, l'r"'ic(( :\Jo, (15132 IJe';~lllb,,¡1"¡,2005 --_:.'__1_:____-:----. -,-..., ,,\~,' [, Wal""""", I".. . ~¡l.Ii'l~ I. 1~.,¡d"'0 10 B~HI 1',21IfUHUHI . Exhibit A - Page 8 CITY OF MERIDIAN PLANNING DEP AR TMENT STAFF REPORT FOR THE HEARfNG DATE OF MARCH 2, 2006 ~~~~o ßXl-IlBIT A PARCEL i ZONED CC Legal Dí:'sçdpliol1 A par(;d ofland situatt:d in Ilw Southt~ast Quarter ofScetÙm 2 J and ~hc Southw'{'sl Quarter 01'22, Township <I North, Range I\Vest of the Boise M~ridian, Ada County, Idaho, being more' particularly described as follow: Commencing al the Southeast corner of said Scdirm 2 I, the TI'ue Poiut or Beginning; Thence ¡dung the South lint' of said Scetion 21, North 81)"24'2.3" 'We~t, 8G8.32 (Ct'l to,¡¡ point: thence leaving ~aid South I'inc, t\Qrth 1)0."]4'29" East. 37.20 feel to a point; tbcm::(, :-'¡mth UYOO'Ol" East, :,46,62 fee! to a point of eurvature: t}¡enee along a t,urve 111 !ll;;; right. ha\'¡ll~ a l"fulius ofKi\O.flO f~~I)(, ilil arc dislance- 0£228.96 Icet and llJrollflh a central angle l,r 16.~i3 '54 ". with <1 dwrd b~m'ing North 11"11'59" East. II cnùrJ di,sl.<~l1çc or 22;'( J S IL-et w ,1 point of reverse eurvature: I1wllcc along Ii !;UTVC to I.!I\;> left lillv¡ug <I mdius of' 400.00 feet., an urc length 245.40 (oct and through 11 Denlml angle 01'35"09'05". with l1 ¡;hord hearing North (11949' 2.ì" East. a dlOrd distance of 24 1.5 7 feet to [j point; thence North 15?45'O~r' West, J 15.34 feet to a I'lJint; thenl:c North ì] °55'24" Enst, ] 25.94 f'eel to <1 POÜlt (If l:ul'va!ur(,: thcnee akmg a curve l(l the right, having a wLlim 01: 750.00 feet HI1 arc diSlancl;' of 427. 7] :t~ct :lnd through li centra! angle 01'32" 12'5,~", with a eh(lrd bcnring NorLll fiR"!)] . 53"E:lSI. a I:hord dislanr.:e of 41 6, 17 I'llel io a point; Theneç South 75°51 '3~" E,ìSL 2M,25 reet to a point; thenCL' South 44" 20'00" I:':asl'. 59.46 feet U¡,:ncc North 00" I ('130" East, .12,03 fed; thence South 75"51 '38" East, 601. 78 reet;, th(!nce alüng a curve to the Jell, hilving a nJllius of2400.00 feet, an an; length (1L'!;],9.93 leet and through a ccntml angle of 20°(13 '06", with a chord bearing S¡It.tlh 15042'] ó" West. a chord dislanr.:e of >ì35,(i5 tcel to 11 point on the South line of s¡Üd Section 12; thence ailing said Snulh line, North 890] 7'09" \Vest, 361..93 feet 10 the Point of 8eginning" Said pan:cI containing lRA5 acres, more or less. bud (If De:;çription PmicclNo.U5132 J (Ulllary U. 2006 .-;. -- .,-----:.--- ........' "".-. .! \ 1 L W "II . I I " . ,n :," . :illi'I,' I ~"' i iÌl!lI. Iii H,H4 ï i" I nA.ßìHI " 1.1\ , Exhibit A - Page 9 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006 ~~~o EXHIBIT A PARCEL 6 ZONED R.15 Legar Description A parcel of land situated in the Southeast Quarter of Section 21, Towns/lip 4 North, Range 1 West of the Boise Meridian, Ada County, Idaho, beIng more particularly described as follow; Commencing at the Southeast comer of said Section 21, thence along t!he South line of said Section 21, North 89<24'23" West, 868,32 feet to the True Point of Beginning; Thence continuing along said South line, North 89°25'31" Wast, 439.19f8el to a paint thence North 00°22'50" East, 859,78 feet to a point; thence North 89"41 '32" East, 105.05 feet to a point of curvature; thence along a curve to tl18 ¡eft, having a radius of 500.00 feet, an arc distance of 155,06 feel and through a central angle of 17"46'08", with a chord bearing North 80"48'28" East, a chord distance of 154,44 feet to a point; thence North 71"55'24" East, 226.33 fee! to a point; thence South 15"45'09" East, 115.34 feet to a point of curvature' thence along a curve to the right, having a radius of 400,00 feet, an arc length of 245.40 feet and through a central angle of 35"09'05", with a long chord bearing South 01049'23" West, a chord distance of 241.57 feet 10 a point of reverse curvature; thence along a CUrve to the left, having a radius of BOO.OO feet, an arc length of 228.96 feet and through a central angle of 16"23'54", with a chord bearing South 11 "11 '59" West. a chord distance of 228.18 feet to a point; thence South 030'00'02'" West, 346.62 feet to a point: Thence South 00°34'29" West, 37.20 feet to the Pol;nt of BegInning. Said parcel containing 9.71 acres, more or less. End of Description Project No. 05132 December 14.2005 -..:.'-'.'.;.'....:8"",.. .'m...., ,~~.Il ~'""'IUW"rll'.., Sclll,~r. H,,¡'¡¡'1I' IIllJHo\1 I' ;, Ii H H H,~ " ,\ -\':' . Exhibit A - Page 10 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006 Exhibit A - Page II --':~""'~' \"-""o,.",--~"..".._.... ""'~,~ '~~ .J ~ i~ ¡¡.' ~ ~>" "',::, ',; !\ ~ \~'-"l':", l \ \. 'i\,.., ¡¡ \'t It" 1 '., i ,I ~, I l' -- " , -.. ¡i "11 ,. ." """""" ";1 4 , <,r I " , "'1 i 'I" ,," , i ' , , "'--..~ ,', 7- <í --. t.> :if-' [l)e>- :ow <l..r;¡ z'" <~ 6:'1: if,~ ;;; 8 C"-J r-- 'e' ¡ " ~ 'I >,) I"~' !:t :¡ '~, ,- -to C' ~~,-'?; )" r ",',: it , i : i-"'-',., "'-j -,' I' , ,~ " '\ ' '~I ~. ",' - '" F:' " ';" ò:, , "- \"" ;,,1 'j1 'i \~I, 'I, , --- m_,. ,¡ I ) I /' T 1 " , ~jt~ ,", "-' \" 'i, "--,C""',,...,J \. ,\;,'"..""k' <, ': " .... \J. i " i",\ \ '\, ¡,\, :; !I . :" i, I l-mm. \ \ ! "y'-"',J.. """';"f""""!i""- ,-,,~" j> " I ,I ~' I I .',:.':~"'~-~ :\ r----" -",,--"" "J~-'" " ,~;:: l! I I~ 'f II '\:""",..1- \, ..-....",',\,,"""'" "-, '" ';"~"" ,", " ,/ /.' '1 " \,' ,I' " \ I, .... ", '\ :,j"1 \ \\ ~t '< ~ ':\"",... \. '" "'\ ~~ J':: ", ; I I ! /t"", .1 0' (,' ~ 1 ~~_...~:~' l' ¡II r I. 'îH' '" II' J ~ ' 1..=,;.\ '\ \ ~;;;' .",," "'?I,,}--' !S"::! ~";, """""""""" -,- "~ 1 ~ ), 'Î; ". ~ ¡l~ \ ;¡ i m:..",."."...., --.I i, ",' i~~ )~ _~ir:J " " ~::,~ i:m¡ ,: " !ï~i II ,,' I I '¡, L,j '" ' :',;¡ :,', ,¡~ CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006 B. Required Findings from Unitied Development Code 1. Annexation Findings: Exhibit 8 - Page 1 Upon recommendation from the Commission, the Council shall make a full investigation and shall, at the public hearing, review the application. In order to grant an annexation and/or rezone, the Council shall make the following findings: 1. The map amendment complies with the applicable provisions of the comprehensive plan; The applicant is proposing to zone the subject property to R-2, R-8, R-15, C.N and C-c. If the applicant provides some R-8 zoning adjacent to the west side of WestWing Estates, staff finds that the proposed zoning map amendment will comply with the applicable provisions of the Comprehensive Plan. Please see Comprehensive Plan Policies and Goals, Section 8, of the Staff Report for more information, 2. The map amendment complies with the regulations outlined for the proposed district, specifically the purpose statement; No development is proposed concurrent with the zoning map amendment. Staff finds that there are several uses that are allowed and conditionally allowed within the requested zoning districts. If the applicant complies with the provisions outlined in the development agreement, staff finds that the proposed commercial and residential districts will be in compliance with the specific district regulations, Staff finds that future development of this property should comply with the established regulations and purpose statements of the residential and commercial zones. 3. The map amendment shall not be materially detrimental to the public health, safety, and welfare; Staff finds that the proposed zoning amendment will not be detrimental to the public health, safety, or welfare. Staff recommends that the Commission and Council rely on any oral or written testimony that may be provided when determining this finding. The map amendment shall not result in an adverse impact upon the delivery of services by any political subdivision providing public services within the City including, but not limited to, school districts; and, Staff finds that the proposed zoning amendment will not result in any adverse impact upon the delivery of services by any political subdivision providing services to this site. 4. 5. The annexation is in the best ofinterest of the City (UDC 11-5B-3E). The proposed zoning amendment will provide zoning districts that are consistent with what the City has envisioned for this area. In accordance with the findings listed above, staff finds that Annexation and Zoning of this property would be in the best interest of the City, if the applicant provides revised legal descriptions for the R.8 and R-15 zones, and enters into a Development Agreement (DA) with the City. as mentioned in Section 10 of the Staff Report. Based on the fact that provisions for future public street access to the property to the north (Aldape) has not been resolved. the Commission recommends denial of the subject annexation. CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006 C. Concept Plan i, ! I, ,/ "' , --' '-- -'c,-.. ", I"'"' '".' ,i' ",", ..- ,Ie i 1" ' ~:' ¡, ~ tilt r;~H rHf~j:'" t g ¡A~I 1;':H~i~HH1,¡~ ~ 11;\ () -g !" 1'-1'" r j j J I ~ []Dl~J EJ II~I Exhibit C - Page 1 ~, th, ~~H , ' ~ -~ ~ j 1) ,t ~;..il':~; tl .,~: I"" ] I,,~,~ ~) , ..;( ,,; ,j c ,t ¿ ;;ii Jim ?: E< :..... -I ro "," u... QJ QJ- ':I.- "" r- QJ- ..c:: z 1-:: '-' II CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006 D. Ada County Assessor's Ownership Map Exhibit 0 - Page 1 Nt "-""",,,",'~~SC~.~N~ Pf.¡Yl-' ":\ ,-",-,~~~ C-4t\1-4~'--<\\\"- ""'-'- '.. TECO MDC C--"" '-" -'.. .. i -> ! I'~";"-/'I '\ , .' I' H f r:,:\, f,Jf'!," , Li~"~.¿:J -J~ \;A"\('\C:;\"~'~ltfj ~~ ~ (=:«) î~\DC\ LU,." .. .. , "'-..' , AL 0 A P E'"-"-~~~~S~~u~t~COrding via AreView GIS "'\ "-"'- .'"-." -... w.. '-"'--':-~MÓ:qé<:> TECO -H - m .' /' - .. '</._~ <\~" ( I - '<~ -.. ¡.L" TECD - , MDC j' .. -, , 0 10 I~ , ! ! -,!; To (' ~jJí)C~J CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006 E. Updated Ownership Map N^--,,_-",,~- (\')__n_....- ,-, >< - III '," -, -- --7"\'" !¡t' " '"~_..,",,..,",-_......_-,_.... 0 ,: X 71 ~ ",- ~ !! " '~ tJ ~] .. .., '..,,),;Z: ..., ",.. ~' ~' g. '2 d: c~, "1 ,.",' '~,-,-, " 11'" ¿ 'c ,ii tfr-4=l : ' 6 i ¡;J " ,;~, ..n"""'- "',..","",.. ~ ¡ 0 :~! d: ,j ~ >; ~ 'J ." ¿, :::: ,.._~,-,"....,.._--..,...."-~-..--,, >é ..,é:", Exhibit E - Page 1 ""---_.."-._,..."^"""---_..,.",,,,,,,',,