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HomeMy WebLinkAboutThe Tree Farm Annexation AZ-06-004 RECEIVED JUN 2 2 2006 CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER In the Matter of Annexation and Zoning of :l:35S.57 acres from RR (Ada County) to R-2 (Low-Density Residential)(66.02 acres), R-S (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) for The Tree Farm, by Treehaven, LLC. Case No(s). AZ-06-004 For the City Council Hearing Date of: June 6, 2006 A. Findings of Fact 1. Hearing Facts (see attached Staff Report for the hearing date of June 6, 2006 incorporated by reference) 2. Process Facts (see attached Staff Report for the hearing date of June 6, 2006 incorporated by reference) 3. Application and Property Facts (see attached Staff Report for the hearing date of June 6, 2006 incorporated by reference) 4. Required Findings per the Unified Development Code (see attached Staff Report for the hearing date of June 6, 2006 incorporated by reference) B. Conclusions of Law 1. The City of Meridian shall exercise the powers conferred upon it by the "Local Land Use Planning Act of 1975," codified at Chapter 65, Title 67, Idaho Code (LC. 967-6503). 2. The Meridian City Council takes judicial notice of its Unified Development Code codified at Title 11 Meridian City Code, and all current zoning maps thereof. The City of Meridian has, by ordinance, established the Impact Area and the Amended Comprehensive Plan of the City of Meridian, which was adopted August 6, 2002, Resolution No. 02-382 and Maps. 3. The conditions shall be reviewable by the City Council pursuant to Meridian City Code 9 11-5A. CITY OF MERIDlAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER CASE NO(S). AZ-06-002- PAGE 1 of 3 4. Due consideration has been given to the comment(s) received from the governmental subdivisions providing services in the City of Meridian planning jurisdiction. 5. It is found public facilities and services required by the proposed development will not impose expense upon the public if the attached conditions of approval are imposed. 6. That the City has granted an order of approval in accordance with this Decision, which shall be signed by the Mayor and City Clerk and then a copy served by the Clerk upon the applicant, the Planning Department, the Public Works Department and any affected party requesting notice. 7. That this approval is subject to the Legal Description and the Amended Development Agreement Provisions listed in the attached Staff Report as amended during the hearing date of June 6, 2006 incorporated by reference. The Development Agreement provisions are concluded to be reasonable and the applicant shall meet such requirements as a provision of annexation approval. C. Decision and Order Pursuant to the City Council's authority as provided in Meridian City Code 9 11-5A and based upon the above and foregoing Findings of Fact which are herein adopted, it is hereby ordered that: The applicants reQuest for Annexation is approved subiect to compliance with the Development Ae:reement provisions provided in the Staff Report. as modified bv the testimony at the June 6. 2006 public hearine:. The Meridian City Lee:al Department will incorporate into the Development Ae:reement all of the testimony from the applicant and the public and Council ree:ardine: Quality of development. open space reQuirements. access to the adioinine: properties. internal circulation and elevations that were provided at the June 6. 2006 City Council hearine:. The applicant shall have the development ae:reement sie:ned within six months of the date of approval of the annexation and is reQuired to submit a preliminary plat to the City within 12 months of the sie:nine: of the development ae:reement. D. Attached: Staff Report for the hearing date of June 6,2006 CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER CASE NO(S). AZ-06-002- PAGE 2 of 3 By action of the City Council at its regular meeting held on the 2 7 It: day of J~ ,2006. COUNCIL MEMBER KEITH BIRD VOTED ~ VOTED~ VOTED~ VOTED ~ COUNCIL MEMBER SHAUN WARDLE COUNCIL MEMBER JOE BORTON COUNCIL MEMBER CHARLIE ROUNTREE TIE BREAKER MAYOR TAMMY de WEERD VOTED - Copy served upon: ATTEST: ;' "\ I /ire/liteM' Dated: -, ~03" Ou CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER CASE NO(S). AZ-06-002- PAGE 3 00 CITY OF MERIDIAN PLANNING DEPARTMENT STAPF REPORT FOR THE HEARING DATE OF JUNE 6, 2006 STAFF REPORT TO: FROM: Hearing Date: 6/6/06 Mayor & City Council C. Caleb Hood, Current Planning Manager Meridian Planning Department 208-884-5533 NG;;dl~ "., " \i v \ IlMf-lO /~ \,l< &~ ,.' ~. . ~l - ."t~~.:I~JH" ~t;~ ~'.~.~lli .~~ ..."-"~"._..- . m! SUBJECT: The Tree Farm 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)(17.26 acres) and C-C (Community Business)(28.45 acres) for The Tree Farm, 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)(167.02 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). 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 ~ 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 Farm Annexation (AZ-06-004), with a Development Agreement for this project. The Meridian Planning and Zoning Commission heard the item on March 2 and April 6, 2006. At the April 6, 2006 public hearing the Commission voted to recommend denial. At the June 6. 2006 Meridian City Council meetinl!. the Council voted to approve the subiect application. a. Summary of Commission Public Hearing: i. In. favor: Derick O'Neill, Doug Carnahan, Pete O'Neill 11. In opposition: Tuck Ewing, Sherri Ewing, Arthur Rabehl, Jo1m Ewing, Bill Gigray iii. Commenting: None lV. 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-06-004 PAGE 1 CITY OF MERIDIAN 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 RabeW 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 Drovisions for future Dublic street access to the DrODertv to the north (AldaDe) had not been resolved bv the hearing: 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. Spwwing 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 Designation: Mixed Use - Community, Medium Density Residential, Low Density Residential, and a Potential School Site are all designated for this property on the proposed Future Land Use Map. f. Description of Applicant's Request: Request for Annexation and Zoning of 358.57 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 Farm 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 determined by City Ordinance. By reason of the provisions of the Meridian City Code Title II 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 farm), three homes and other outbuildings on the subj ect 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 RI (Ada County) 2. East: One-acre lots in Spurwing Subdivision and WestWing Subdivision, zoned RR (Ada Couny) 3. South: Proposed Bainbridge Subdivision, zoned L-O and R-8; Several rural properties in Ada County, zoned RUT 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 apDrove the ComDrehensive Plan MaD Amendment. which includes incoroorating the subject 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. CanalslDitches 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 Information: 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: I. 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 lO-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 uses/zones. When this property develops, the City should require full compliance with the land use buffer requirements of the UDC. h. Required Commercial Standards: C-N and C-C Setbacks Proposed Landscape (Local/Commercial) N/A Required 10' The Tree Farm Annexation - AZ-06-004 PAGE 4 CITY OP MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 6, 2006 Entryway Road (Chinden) N/A 35' Collector 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 15' 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 of this site which would connect Chinden Boulevard and Black Cat Road over the Rim. 7. COMMENTS MEETING The Tree Pann 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 plan( s) 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 defmed 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 finds 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 I) 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 will not 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 Works 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 POR 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 eXIstzng residential and agricultural properties to the north, east and west (all zoned RR or R1 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, staff will fully 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. Staffbelieves 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 Drovide a transition between the subiect develovment and the future low densitv re-develovment of West Win!! Estates, staff recommends that a striv of R-8 be provided alon!! the east side o(this site. This striv should be able to accommodate at least one lot deDth of R-8 sized lots (at least 125-feet deeD). 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 provided from 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 fmal 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. If this 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. Staff finds that the proposed community commercial zoning and future commercial uses on this property should complement the nearby residential land uses. The Tree Farm 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 hnpact Area." (Chapter VII, Goal I, 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({rom 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. Staff is generally supportive of the proposed access points to Chinden Boulevard and Black CatRoad, 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 vrovertv throUflh vrovisions in a Develovment Aereement. Staff fUrther 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) Currently 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 Schwenk{elder 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, berms, 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-foot 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 b~f{er along the future Black Cat Road. The entire buffer should lie outside the ultimate right-oI-way. . "On-street bikeways should be incorporated on all future Collector streets." (Chapter VI, Figure VI-5) Allfuture 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, frontage roads, to reduce the number of existing access points on to arterial streets." (Chapter VI, page 79) . Staff finds 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-2Iists the permitted, accessory, and conditional uses in the C-N and C-C zoning districts. Landscape nurseries/tree farms 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 II ~2A-2lists pennitted, accessory, and conditional uses in the R-2, R-8 and R-15 zoning districts. Except for the existing tree farm (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 of the 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: 1. 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 ofthe required facts and findings. LelZal 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 STAPF REPORT POR 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 subiect annexation application are owned bv MDC, LLC, that land should be included as part of the subiect annexation application. Staff recommends that the Commission find that this "issue" has been adequately addressed bv 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 I, 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 lel!al description to staff that depicts a strip of R-8. that is at least 125-feet deep, adiacent to western boundary of WestWing Estates. The revised legal descriptions for the R-8 and R~15 zones shall be submitted at least 10 days prior to the Citv Council hearing. 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 Chinden 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 Dfoperty. 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. Spurwillll 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 subj ect property. As part of the DA for this property. staff recommends that the subject propertv lJrovide public street access to the parcels to the east (Henkel. Parcel No. R9323930190). west (McMullen. Parcel No. 50421438700. Owyhee Mountain Ventures. Parcel No. 5042134660. and 5chwenkfelder. Parcel No. 50421428100). north (TECO ONE Parcel Nos. 50422427960 and 50422244700 and Orme. Parcel S0421417200). and the enclave parcel (Rabehl. 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 currently intersects Chinden Boulevard approximately 'l.l 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 confmned that taxes for Parcels 3 and 4 are being sent to 4410 W. Chinden Boulevard, MDC's office. When the subj ect 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 terminated, 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 Treehayen's control affecting access to the Aldape property, Treehaven has The Tree Farm 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 determining 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 farm) and three single. family homes on this site. The tree farm, and one of the existing homes, is currently taking access to Chinden Boulevard. The existing single-family homes are principally permitted uses in the proposed zoning districts. Nurseries, or Urban Farms, however, require Conditional Use Permit approval in the proposed C-N zone. Because the nursery currently exists. staff recommends that the tree farm be allowed to continue operating as is. without CUP approval. However. prior to the City En!!ineer's signature on the first final plat on the subject property. the nursery should be required to obtain a Certificate of Zoning Compliance (CZC) permit 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 lh mile location, and compliance with sign regulations. Staff recommends this provision be included as part ofthe DA for this site. UDC 1l.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 Pann Annexation - AZ-06-004 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 Farm 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 conform 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 permit, 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 Chinden Boulevard will be allowed on this site; that when this property develops, the Basco Lane access to Chinden Boulevard will be abandoned; that access to this site from Chinden Boulevard will be restricted to the section line 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. II. That when this property develops adjacent to one of the parcels listed below, the applicant agrees to provide public street access to the east (Henkel, Parcel No. R9323930190), 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 Orme, Parcel S0421417200), and the enclave parcel (Rabehl, Parcel No. S0421449000). The exact location of the public stub street(s) to the TECO ONE parcels shall be determined by the City and the Transportation Authority with the preliminary plat( s) that abut the TECO The Tree Fann Annexation - AZ-06-004 PAGE 13 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 6, 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 11 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 determined by the Transportation Authority. 13. That the existing tree farm (nursery) and existing single-family homes on this site be allowed to continue their current uses; that prior to issuance of the first building permit on the subject property, the nursery should be required to obtain a Certificate of Zoning Compliance (CZC) permit 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 Ii 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 I, 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. Recommendation: Staff recommends aporoval of the subject apolication AZ-06-004, for The Tree Farm, with the Develooment Am-eement provisions listed in Section 10 of the Staff Reoort for the hearinll date of April 6, 2006. On April 6, 2006 the Meridian Planninll & Zoninll Commission voted to recommend denial of the subject annexation application. On June 6. 2006 the Meridian Citv Council voted to approve the subject annexation application with the Development Ae:reement provisions provided in the Staff Report. as modified bv the testimonv at the June 6. 2006 public hearinl!. The Meridian City Lel!al Department will incorporate into the Development Ae:reement all of the testimonv from the applicant and the public and Council rel!ardine: Quality of development. open space requirements. access to the adjoininl! properties. internal circulation and elevations that were provided at the June 6. 2006 Citv Council hearinl!. The applicant shall have the development al!reement sil!ned within six months of date of approval and is required to submit a preliminary plat within 12 months of the sil!ninl! of the development al!reement. 11. EXHIBITS A. Legal Descriptions B. Required Findings from Unified Development Code The Tree Farm Annexation - AZ-06-004 PAGE 14 CITY OF MERIDIAN PLANNING DEPARTMENT STAPF REPORT FOR THE HEARING DATE OF JUNE 6, 2006 C. Concept Plan D. Ada County Assessor's Ownership Map E. Updated Ownership Map The Tree Farm Annexation - AZ-06-004 PAGElS CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 2,2006 Exhibit A - Legal Descriptions EXHIBIT A ANNEXATION FlSU .. ---.-..' ..-.--..-, "-".-..f~f'''''' -l' Anderson Survey Group.com ~ A parcel of land situated in Section 2.2, TownshIp 4 North, Range 1 West of the Boise Meridian, Ada County, Idaho, being more particuladydesoribed as follow; AnnellBtlon Parcel contains 358.57 acres, more or less. 'B~~~ ' Commencing at the Southeast comet of said Section 22, said point being marked byari a1l1'ninum cap, thence along the South line of said section 22, North 89'17'39" West, 1293.61 feet to the True Point of Beginning; thence contlnulngalong South Une of saiq Section 22, North 89"17'39" West a distance of 1363.62 feet; thence continuing North 89"17'09" West a distance of 26,47,16 feet to the comer common to Sections 21,22, ztend 28; thence along the South fine of said Section 21 North 89024'460. West a distance of 1307.51 feel; thence leaving said South line North 00"22'50" East a distance of 203\lOS feet to a point on the South bank of the Phyl//s Canal; Thence along said Southaank the following (9) courses and distances: North 8W33'30" East a distance of 494.25 feet; thence North 60"40'00" East 8 distance of 951.S3 feet; thence South 00"31 'OS" West a distance of 69.65 feet; thence North 6S"46'04~ f;ast a d1stBnce Of 651.16 feet; thence North 79037'32" Ea81: a distance of 745.64 feet; thence South 00"55'34" West a d/l!.tanceof 6.9a feet; thence North 7S021'21" East a distance of 245.06 feet; thEinoe South 84"30'54" East a dis~nceOf 1118.80 feet; thence South 80"22'45" East. 442.89 feet; thence leaving said South line South 00"28'13" West a distance of 494.11 feet; thence South 89"30'02" East 8 distance Of 777.64 feet to a polntbelng (when measured at right angles to) 330.00 feet. distant from the Wetterly line of the Southaast Quarter of said Si!ction 22: thencaalong a line being parallel with and 330.00 feet dislal'lt from said Westerly Une, North 00"30'03" East a distanCe (jf 84.85 feet: thence South 42"14'38" Esste distame of 18.67 feet; thence Sou~.\99:;~6~2~... c West, 80.50 feet; thence South 86"31'27' East a distance of 189.10 r, 0 o' ,W'b~Alh:J_ . 47"28'09" East a distance of 249.32 feet; thence North OO"26'21~ {d,. ,~:4~1,56: . ) feet to a polntnn the south bank of the Phyllis Canal: thence !\l : u~!;lbank lt1~:, following four (4) courses and distances; Soulh 8B.25'5~' . 't' hoe Qf239:01' f9E!~ ' l'hence North 85"28'24" East a dlstanCle of 330.36 feet; ~ _ rth.13"44~3'6" E~,t Ii distance of 467.78 feet; thenoe North 79"58'07" East ad, 0" . . 93J;3d~ho a point on the East line of said Section 22; thence along said "1' i,,: ~,QI:i;j2S'3~~ West a distance of 400.03 feet to the East one-quarter ~\' );~ ~n ~;slk!.~tnt ~irs marked by a brass cap; thence continuIng along II~,<. 8st li~, So~ OOO~O'09" ~'J:!' distance of 1317.57 feet 10 a point marked by a.516~)'ebar; f!fenoejleavingsald Ea~~ tine. North 00"18'34" West a dlsUinGe of 1291.77 fue..t.,to.~,'pOint 'D8rkeq,~th.8 ~a" rebar,thance South 00.25'06" West a distance of 1316.97 fee~otq ~ p. of '"Innln~. , EXCEPTING THEREFROM a parcel eommet1~ -lrllhj SOU,~Ol1l$t a>Tf1er of S,ecli~n21, .. said point being markad. by an aluminum cap; ttlenC8~rth po.16'3Q~ East a~lstance of 914.93 feet to the True Point of Beglnnlntt thence NOi1h 44"20'OOf West a dlslance.of 137.71 feet: thence North 58"26'30" West !idlstance of 138.52 feet;~oe NorfI83~03'OO. Wait a distance of 187.58 fee~ thence SoUlt\ S1'20'00" West a distanoe of.156,8~ feet; thenclll North 00"33'300 East a distance of 245.48 foat; thence ~ol1h 79"31 ;00. East a distance of 103.70 feet; thence North 67"23'00- East a dlstance of 104.89 feet, thence NolW 86"36'00. East a distance of357.39 feet (fom1erly North 8&"32'30" East iii distJloce of 357.98 feet); thence South 00"16'30" West a dlstance.of,495.93 reet to the Point of ." Inning. o",ti.L LANll.t. ~ ~T . . lIS" .vV\,. . 7314. .' . 11 \1;;~i- ~. ~~... Of\'Q~"*b WN. p.~'I> JAN 1 7 2Q06 _-I.' '-.,----._-~- 357 E. Ihltrlnll Ln.. " S~itJ W ." 3HZ P. UI.IU.UH . r lD8 BU.\r,4 Exhibit A - Page 1 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006 Rsa... ~- ......----."-"- 40" Anderson SUIV~y Group.com V 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 comer of said Section 22, said point belng marked by an aluminum cap, thence along the. South line of said Section 22, North 89"11'39" West, 1293.61 feet to the True Point Of Beginning, Thence continuing along said South lIne, NorlO 69"17'39' West, 1353,62 feet the Southeast comer of the Southeast Quarter of said Section 22; thence contlnulng along said South line, North 89"17'09" West, 50.06 feet to a point; thence leaving said South line, North 00"42'51" East. 154.07 feet to point; thence along a curve to 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 bearing of North 17.13'20" East, a chord distance of 397.81 feet to a point of reve~e curvature; ttlenoe afong 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" East, 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, havlng8 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 of486J~4 fseno a polnt 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 390()4'33", with a chord bearing North 41"04'48~ East. a chord distance of 535.09 feat to a point; thence North OO"3T04 East, 178.07 feet to a point; thence South 29.22'56" East, 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 I.NO ~,lJnVE~IH~ ~I"WICES 351 [lIaltllarm Ln.. . Suife f. "elldlu. In 83642 '_2DH.9B8./3H . 'II! :;1 ' Exhibit A - Page 2 CiTY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2,2006 ~;!~o EXHIBIT A PARCEL 2 ZONED R-2 Legal Description A parcel of land situated in 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 comer of said Section 22, said point being marked by an aluminum cap, thence along the South Iloe of said Section 22, North 89-17'39" West a distance of 1293.61 feet: thence North 00.25'06" East a distance of 1316.97 feettci the- True PofntOf Beginning; 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 8 polnt Of curve; thence along a curve to the reft having a radius of 300.00 feel. an arc Iel19th of 302.86 feet and through a central angle of 57.50'47", with a chord bearif1g North 31"41'41" Eut a distance of 290.18 feet to a pOint of reverse curve; theOC$ along a curve to the right having a radius of 500.00 feet, an arc length of 335.63 feet and through a centrat angle of 38"27'39", with a chord bearing North 22000'06" East 8 distance of 329.37 feet; thence North 41"13'56" East a distance of 517,90 teet to a point of curve; thence along a curve to the left having a tadlusof 200.00 feet, an arc length of 182.76 feet and ihrough a central angle of 52"21 '25". withe chord beal'lng North 15"03'13" East a distance of 176.47 feet;lhence North 11001'30' Wast a distance of 80.25 feet to El point on the South line of tt:e PhylHs Canal; thence along said South line. North 79058'07" Eaata distance of 639.11 feet to a point on the Esst fine of said Section 22; thence along said East line, South 00"28'39" West 9 distance of 400.03 feet to the East one-quarter corner of saId Sect:lon 22, said point being marked by a brass cap; thence continuing along said EMt line, South OO.20~09' Waste distance of 1317.57 feet to a point marked by a 5J8" rebar; thence teavlng said East line. North 89"16'34" We&t a distanoe of 1291.77 feet to a point marked with a 5/8~ reb$r beir:lQ the Point of Beginning. Containing 38.70 acres, more or less. End of Description Project No. 05-132 DeCember 14, 2005 l A H 0 .; I-~-'-"'-_:_' ...-~_..-~.-.. HI L Wnurlour In.. . Spin F, ~lIldlan. 10 8364l p.ZDe868.1l4S . I 'I"," Exhibit A - Page 3 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006 EXHIBIT A !!!~o l'age t of 2 PARCEL:! ZONED R.& A parcel of land situated in Settion 22, rowuship 4 North, Rani!: t Wetilof the Boise Meridian, Ada County, Idaho, being more particularly described as follow: Commencing at the Southeast cornet of said Section 22; thence along tIll: South line Df said Sectiun, South 89"17'39" West II. distance of 1293,61 feet; thence continuing along Smith Line of. said Section 22, North 89"17'39" WeNt a distance of 1353.62 foel 10 II point; thence continuing North 89"17'09" WelIl a dmaoce of 2647.16 feet 10 the comet COU!Ulun tD Sections 21., 21,27 and 28;lhence IIol\g the south line of said Section 21 North 89"24'46'- West II distance of 1307.51 feet: thellcelcaving said South line North 00"22'50" Rut a di.ilance of 859.78 fozl to the TRUE POINT OF BEGINNING; I~~O $~R'tYI~l: stnVlcES Thence North 00"22'46" East a distance of 1179.29 feet tt;> a plinl on the Soulb hank.!)f tile Phyllis Canal; Thence aloog said South Bank (be following. (9) coursea and distllnce~: North SO~33'30" East a distance of494.25 feet.; thence North 60"40'00" East a distance 0[95I.85 feet; thence Soutb 00031'08" West a distance of 69.65 te.6l; thCDGe North 65"46'04" East p distance of 651.16 feet; \hence North 79"37')2" Ent, 87,63 fecl: lhCllce South 21"19'02" East, 356.05 feet to a poInt of curvature; thence along a curve to the .rigbl, baving a radil.ls of 200.00 feet. an arc length of 96.06 fectaod through a central angle of 27"31 '07", with a C110rd bearing South 07033'29" East, a chord distance of 95.\4 feet to 8 point; thence South 06"12'05" Wen, 237.43 feet to a point; thence aloog a curvo to the right, having 8 ramllll of 750,00 feet, 8Il1lfC distl!llI:c of 575.01 feet and through 8 central angle of 43"55'39", with a chmd bearing SOuth 65051 'O:!" East, a chord dilllanCe of 561.03 feet to a point of reverse curvature: thence aloug a curve to the left, having II radius of 250.00 feet, an arc distance of t 88.18 feet and through a central angle of 43"07'41", with 8 chord bemn.g South 65"27'04" f:ast. 8 Chord diBlallce of 183.17 feet tel a point; thence South 87"oo'S5" Said, 81.62 feet to a pOint of curvature; thence along a C..lltVe to the left, having a radius of 400.00 feet, an arc di&t8nce of 196.26 feet and through a ceut/il angle OT 28006'46"', with a chord bearing North78~S5'42" East, a chord distance cif 194,30 feet 10 a pOUlt; thenCe along a curve to the tight having iJ radius of 450.00 fecI and through a <;entnil angle of 97"59'50" , with 8 cbord bearing North 4\"30'03" East:, 679.22 f~ thence SQUdl 89030'02" East, 777.64 feel to a pOint; thence North 00"30'03" Bast , 84.85 fcelto I point; thence Stluth 42"14'38" East, 18.67 feel 10 " point; Thence SOuth 00026'23" West, 8050 feet to a point; Thence Soutb86"31'2'" East, 189.70 feel to a point; TheDce South 47~28'O!l" P..ast, 7..493.2 fee~ to I point; thence North 00026'21" East, 461.56 feet to a point; TbcnCl: South 89"25'59" East, 230.01 feet to a point; thence North &S~2B'34" F,ast, 330.36 feet to a point; thence North 73044'36" F:ast, 467.7& fcelto 1\ pOint; ThenccNortb 79"58'07" East, 292.19 feet Itl a pOint; thence South 1.1"07'30" BasI, 80.25 feel Lo a point of cUrvatllJe; thence along a eurve ((I lhe right, having a radius 1)[ 200.00 feet, an arc distance 182,76 feet aad throug/t a central angle of 52"21'26", having a chord beilring SOllth 15"03'13" West, !I. chard distlUlce uf 176.47 feet to a point; thence South 41013'56" West, 517.90 feet to 11 point ofcurvaturc: thence along 11 Cllrv~ tlJ the left, having a radius of 500.00 feet, an arc dist&llce of 335.63 feet and through II cenlra] angle of 38"27'39", with a chord bearing South 22"OO'Q6" Wesl, a chord dillllilJlGe of "I'>t LANb ~~fI _~. $'~'~.\nER~ c:,~, ~"L, ". g; 0 7314 (;\ ../)./3 ~~J ~ o '~/l', . % 0' .t:o"'....C Of \ ~.~ ON N, ^l{.."~ HI L Ifalellawel In. . Svlte L netldlan, In 851>42 P.206.818.7145. ~ I, II Exhibit A - Page 4 CITY OP MERIDlAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006 Page 2 of2 PARCEL 3 ZONEI:l R-B RSCiO" ~"...,..,..,.." .~._~_~.~.~". ~ ,l, "Ii> ,I . I, Anderson Surve~ ulDup.com " . 329.37 feet to a point of reverse curvature; thence along a curve to the right, having a radius of 300.00 feet, an arc distance of 302,88 feet and through a central angle of 38"27'39", with a chord bearing South 31 "41 '41" West, a chord distance of 290.1 R feel to a point; thence South 60"37'04" West, 396.11 feci to a point of curvature; thence along a curve to the left, having a radius of 800,00 fect, an arc distance (If 545.60 feet and through a central angle of 39"04'33", with II chord beating South 41 "04'48" West, a. chord distance of 535.09 feet to II point of reverse curvature; thence along a cun'c to the right, having a radius of 450.00 feet, an arc distance of S 14.04 feet and through II. central angle of 65026'58", with Ii ch<.m:l bearing South 54016'00" West a chord distance of 486.54 feet to a poil1t; thence: South 86"59'29" West, 143.11 feet 1011 point; thence al011@, a curve to the left, having a rodiu.s of 500 feet, 811 ore distaoce of 29. 99 feet and through a central angle of 03026'1 2", with a cbord bearing North 01"29'43" West, a chord dislance of 29.99 feet to II point; thence North 0301 2 '49" West a distance of 72.76 feet to a point of curvature, thence along 1\ curve to the left, having a radius of 200.00 feet, an arc distance of 156.88 feet and through a central angle of 44056'32", with a chord bearing North 25"41'05" WeRt, a chord distance (if 152_89 feel to a point; thence North 48"09'21" West, t72.87 feet to a point of curvllture~ thence along a curve to the left, having a radius of 550.00 feet, an arc length of 701.23 foel and lhrougl1 a centrallUlgle of 7300}'01", willi a chord bearing North1W40' 52" West, II chord distance of 654.69 feet to a point; thence South 58"47'38" West, 502.91 feet to a point of curvature; thence along a curve 10 the: right, having a radius of 1200.00 feet, and arc distance of 949.72 feel and tbrtJugb a central angle of 45020'44", with a chord bearing South 81028'00" West,s chord distlli1ce of 925.12 foot to a point; thence North 75"51'38" West a distlllice of 601.78 feet; thence Nor\h (}O016'30" East a distance of 463.90 feet; tbetlce South 86036'00" West a distance of 357.39 feet (formerly South 86032'30" West Ii distance of 357.98 feet); thence South 67<>23'00" West II distance of 104,89 fect; thence South 19"31 '00" West a distance of 103.70 feet; the:nce South 00".33'30" West fI distance of 245.48 feet; thence North 81"20'00" East a di.stance of 156.89 feet; lhence South 83003 '00" East a distance of 187.58 feel~ thence South 58"26'30" .East. a distance of 138.52 feel; thence South 44020'00" East a distaJ1ce of 78.25 feet; thence North 75051'38" West. 264.25 feet; to a point of c.."Urvature; thence along 8 c~e to the left, having a radius of 750.00 feel, an arc length (If 4-21:71 feet and through a central angle: of 32"12'58'" with a chord bearing South 88001 '53" Weill, a chord distance of 416.17 feet to a point; thence South 71055'24" West, 352.27 feet to a point of curvature; thence along a curve tn the right, having 1:I radius of 500.00 feet, an !IrC distance of 155.06 feet and through a central angle of 17046'08", with a cbord bearing South 80048'2S" West, !I chord distance of 154.44 feet 10 a pOint; thence South 89"41'32" West a distance of I 05.04 feet to a point, thePomt of BegiDnlng. Said parcel cQntllwng 167.02 acres, mOle Dr less. IAMll ,uRV[Y'M(; SlM~tt[t 151 L lIullHtUlII1 L~.. . Suln r. "lridinn ID aHH P. 208.688114,. . iI "I Exhibit A - Page 5 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT fOR THE HEARING DATE OF MARCH 2, 2006 !!!~o EXHIBIT A PARCEL 4 ZONED R.2 Legal Dellcrlptlon A percel of land situated tn 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 comer of said Section 22, Hid point belng, rnl!\rked by an aluminum cap, thence along the South line of said Section 22, North 89.17'39" West, 1293.61 feet; thenoe continuing stong South line of &aid SectIon 22, North 89"17'39" West a distance of 1353.82 feet thence continuing North 89"17'09" Weste distance of 2647.16 feet to the comer common to Sections 21, 22, 278 and 26; thence along the south line of said Section 21 North 89"24'46" West e dIstance of 1307,51 feet; thence leaving said South line North 00"22'50" East a distance of 203~,08 feet to a point on the South bank of the PhylUs Canal; Thence along said South Bank the following (9) courses and distances: North 80.33'30. East adlstarice of 494.25 feet; thence North 50.4()'OO' East 8 distance of 951.83 feel; thence South 00"31 'OS" West a distance of 69.65 feet; thence North 65046'04" East a dlstance of 65U6 feet; thence- North 7g037'32" East a distance of 87.63 feet to the TRUe POINT OF BEGINNING; Thence North 79"37'32" East a distance of 656.01 feet; thence South 00.55'34" Wests distance of 6.99 feet; toonce North 78021 '21' East a distance of 245,06 feet; thence South 84"30'54" East a distance of 198.80 feet; thenoe South 80"22'45" East, 442,89 feet; thence leaving &aid South line South 00"28'13" West, 494,11 feet 10 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 aennl angle of 97059'50", with B chord bearing South 41030'03" West, 679.22 feet thence along a curve to the right having a radIus of 400.00 ~t, an arc length of 196.26 feet and through a central angle of28"05'46", with a chord bearing South 78-55'42" West, a chord distance of 194.30 feet to iii point; thence North '67"00'55" West, a distance of 81.62 feet to a poInt of curvature; thence along a curve to the right, having a racllus of 250.00 feet, an arc distance of 186,16 feet and through a central angle or 43.07'41", wlth a chord bearing North 65-27'04" West, a chord distance of 183.77 feet to a palm of revenle curvature; thence along a curve to the left, having a I'I!Idiu$ of 750.00 feet, an art: distance of 575,01 feet and through a central angle of 43.55'39", with a chord be8rin~ Nor1h6S.S1 '03" West, a chord distance of 561.03 feel to a point; thence North 06.12'05 East, 237.43 feet to a point of curvaturei thence along a Curve to the left, hBvl~ a radius of 200:00 feet, an arc length of 96.06 feet and through 8 central angle of 21.31 07", with a chon;! bearlnp North 07.33'2\1' West, 8 chord dislanc:e of 95.14 feet to a pOInt; thence North 21"19'02 West, 356.05 feet to feel to the PoInt of Beginning, Said parcel containing 27.32 acres, more or less. End of Description Project No 0513,2 December 14, 2005 L~~P ~UIIVlYIHG Sl~Vlt(S HI L WGle,uwer In ' Sui II f. Huldla.. '0 BHH p, liB_BIB/US . I ""1 Exhibit A - Page 6 CITY OP MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2.2006 ASCi .;"~\, ...._ ._'.' ...........-_. d(:~\" Anderson Sur~ey Group.colII ~ EXHIBIT A PARCEL 5 ZONED eN Legal Description A parcet of land situated In the south one.-half of the Northeast Quarter and 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 fellow: Commencing at the Southeast comer of said Section 22. said point being marked by an aluminum cap, thence along the South line of said SectIon 22, North B9.17'39~ Wast, 2647.23 feet to the Southeast comer of the Southeast Quarter of said Section 22; thence continuing along said South line, North.8~'17'09" West, 60.05 feet to the TN. Point Of BegInning, Thence continuing along said South line, North 89"17'09" West. 1243.07 feet to a point; thence leaving said South line, North 01 "59'10' Eest, 343.83 feet to a point of curvature, thence along a curve to the right, having a radius of 150.00 fest, an ere distance of 221.56 feet and through a central angle of 84"31'42", with a chord bearing North 44'18'01" East. a chord distance of 201.96 feet to B point of reverse curvature; thence along a curve to tha left, having a radius of 1 QOO.OO feet. an arc length of 470.27 feet and through a central angle of 26.56'40", with a ehotd bearing North 73'06'32~ East. a chord distance of 465.95 feet toa point of reverse curvature; thence along aCUNe to the right, having a radius of 50Q.00 feet, an arc distance of 494.38 feet and through a central angle of 56.39"05", 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 beartngSouth 16"24'45" West, a chord distance of 378.80 feet to a point; thence South 00"42'51" West, 154.07 feet to a point, the Point Of Beginning. Said parcel containing 17.26 acres, more or less. End description Project No. 05132 December 14,2005 l',MO $U~,{jl~C SLlllJt[S 3H (, Veurtowet Ln.. ' Sullo L tlolldlGn. 10 8~6H f,l08.88U3H.i,II' ,.'\' . .._..___.._.._.___,.._..._.__ . ...... ._ ,..........._.....n . .. - - Exhibit A - Page 7 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006 ASG~ Andel son SUI~-;YG~OIJP.~-O;V" EXHIBIT A PARCEL 8 WNED R.IS Legal Description A parcel of land situated In the south one Half of Section 22, Townshlp 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 22. said poinl being mark.ed by an aluIDtnlll1i cap, thence along the South line of said Section 22, North 89017'39" West, 2647.23 [<let 10 the Southeast comer Ilf the SQutheast Quarter of said Section 22; thence wntinuing along said Soulh line, North 89<'17'09" West, 1293.12 feet to theTrue PolDt Oflkglnnl,g, . Thence ~ontinuing along !lllid South line. North 89017'09" West, 992.11 feet to II poitll; thence leaving said South line, along a curve 1(1 the right. having a radius of 2400.00 feet, aoarc length of 839.93 feet l1l1d through a cenllll1llngle 000"03'06", with a chOl'd bearing NOl1h 15"42'16" East, 8 chord distance or S35.6S feet to a point; th8lce South 75"51'38" &91, 16.37 feet to a paint of curvature; ttienccaloug II CurYll to the left, having 8 radius of 1200.00 feCI, IIl1 arc. length of 949,71 feet a.nd LbrOugb a centralmglc of 45020'44", with a chord bearing North 81028'()()" East, a Chord distance of 925. ) 2 fe<lt to a point; thence }forth 58"47' 38" But, 502.91 feet to 8. point of curvature; thence along a curve to the right, having a radius of SSO.OO feet, an arc distance of 701.23 feet. and through a central angle of 73"03'01", with a chQrd bearing South 84"40'52" Bast, It chord distance of 654.69 feet to a point; lhetl(;e South 48009'21" EllS!, 172.87 feet to a point of curvature; Ihew:e along It curv~ to the right, having II radius of 200.QO feet, an aN: t.:llglh of 156.88 feet llIld througb II central ang\eof 44"56'32", with a chord b~g South 25"4\'05" Elst,a chord dislance of 152.89 feet to a poinl; thence South 03"12'49" Rut. 72.16 feel 10 8. point of cutvatUTe; thence along a CUIVe to the right, having a radius of 500,00 feet. an arc dislance of 322.40 feet and thJ:ougb IS central angle of36056'3~", with a 1000g chord bearing South 15"15'30" West, a chord distance of )16.84 feet to a point of reverse curvature, thence along a curve to the left, having a radius of 700.00 feet, an arc di$lance of 19.78 feet and lhrough a central angle of 1037'09'\ with a chord bearing Soulh 37055'14" West, a chord dillance of 19,78 foct 10 a point; thence North 6304-0'43" West, 311.09 feet to 8 point of curvature; lbence along B cw:ve to Ule left. having a radius of 500,00 feel, an arc length of 494.38 feet and through a central. angle of 56039'05", with a chord hearing South 87"59'45" West, a chord distance of 474.48 feet to 8 poiut of reveni.e curvature; thawe along a curve to the right having a radius of 1000.00 feet, snarc length of 470.27 feet IU\d through a ceDttal angle of 26"56'40", willi I chord bearing St)\l\h 13"08'32" West, a ohord distl\Jlcc of 465.95 feel to a point ofrevcrse curvature; thence along a cutVll to the k:ft, havini{B radius of IS0.00 feet, an lire length of 221.56 feet and through a central angle of 84037'42,... with a chord bearing South 44"18'01" West. a chOl'd distance of 201.96 fc;et to a point; !blDee South 010$9'10" West, 343.83 feet to a point, the Point Of BegInning. Said parcel containing 34.95 lacs, more of less. End description Projec:t No. 05132 December 14, 200~ --.-.....-.---. ..,_~~_I __I_:__~__l_ __.__ Hl E. WaI8lIo'//41ln., . SulIe I. lIuldlQII, 18 936H f Z4l8.Be6,1l4~ . I ,I' I ,II .. .....-...,...... .-.--..... . . Exhibit A - Page 8 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2,2006 "5130, '">" ---- n...___"____"'..,.... \ ')," '. I' Anderson Survey GroupxolU "'. EXHIBIT A PARCEL 7 ZONED CC Legal Descriplion A parcel ofland situated in the Soulheast Quarter of Section 21 and the Southwest Quarter 002, Township 4 North, Range 1 West ofthe Boise Meridian, Ada COllnty, Idaho, being more particularly described as follow: Commencing at the Southeast l..'omer of said Section 21, the True PoInt ofBegiJining; Thence along the South line ohaid Section 21, North 89"2""23" West, 868.32 feet 10 II point; thence leaving said South line, North 00"34'29" East, 37.20 feet to a point; thence North 03000'02" East, 346.62 feel to a point of curvature; thence along a curve to the right, having a radius of 800.00 feet, an are distance of 228.96 feet and through a ccnlral angle of 16"23' 54 ", with a chord bearing North II ~ 1 J '59" East, a chord distance of 228.18 feetto 8 point of reverse curvature; Thence along a curve to the left. having a radius of 400.00 feet, an arc length 245.40 feel and through a central angle of 35"09'05", with a chord bearing North 0 I "49' 23" East. a chord distance of 241.57 feet to a point; thenCe North 15"45'09" West, 115.34 feet to a point; thcnceNorth 11 "55'24'; Easl, . 125.94 feet to a point of tlurvature; !hence along It CUrve to the right, having a mdius of 750.00 feet, an arc dislance of 427.71 feet and through a central angle of 32"12'58'\ with 8 chord bearing North 88"0 I' 53" East, a chord distance of 416.17 feet 10 a point; Thence South 75051'38" East, 264,25 reetto a point; thence South 44" 20'00" EIISt, 59.46 feet; thence North 00"16'30" East, 32,03 feet; thence South 75.51 '38" EaSt, 601.78 fOOt; thence along a curve to the left, having a radius of24oo.00 feet, an arc length of 839.93 feet and through a central angle onOo03 '06", with a chcrd bearing &uthlS"42 '16" West, a chord distance of 835.65 feet to II point on the South line of said Section 22; thence along said South Hne, North 89"1 7'09" West, 361.93 feet 10 the Point of Begl.nn.tng, Said parcel containing 28.45 acres, more or lOllS. End of Description Project No. 05132 January 13,2006 lA1!D ~DRY(YIHC SElIYICrS 151 [ Walt".....' In.. . ~lIil. r. 1Ie,1d1.., 10 8~~4? P .1OUBI.73H, " ,. Exhibit A - Page 9 CITY OF MERIDIAN PLANNING DEPARTMENT STAPP REPORT FOR THE HEARING DATE OP MARCH 2, 2006 Rsa~ AndefS~-~-~;~ey liroup.;~;V ... EXHIBIT A PARCEL 8 ZONED R..15 Legal Description A parcel of land situated In the Southeast Quarter of Section 21, Township 4 North, Range 1 West of the Boise Mer[di8l1, Ada County, Idaho, being more particularty described as follow: Commencing at the Southeast comer of said Section 21, thence along lhe South line of said Section 21, North 89024'23" West, 868.32 feet to the True Point of Beginning; . Thence continuing along said South line, North 89825'31" West, 439.19 feet .to a pOint; thence North 00.22'50" East. 859.76 feet to a point; thence North 89041'32"east. 105.05 teet to a poInt of curvature; thence along a curve to the left, having a radius of 500.00 feet, an arc distance of 166,06 feet and through a central angle of 17046'oe", with a chord bearing North 80048'28" East, a chord distance of 154.44 feet to a point; thence North 71"55'24" East, 226.33 feet to a pOint; thence South 15045'09" East. 115.34 fef)t 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 chort! distance of 241.57 feet to a point of reverse curvature; thence along a curve to the left, having a radius of 800.00 feet. an arc length of 228.96 feet and through a central angle of 16023'54", with a chord bearing South 11011'59" West, a chord distance of 228.18 feet to a point; thence South 03"00'02" West, 346.62 feet to a point; Thence South 00.34'29" West, 37,20 feet to the Point of Beginning, Said parcel containing 9.71 acres, more or less. End of Description Project No. 05132 December 14,2005 LAND ~lInV(1(HG Sl~YIC[S 351 L Willetlower In.,, . S.il. f. ".lldlen. ID 8H4Z P.lOB.OBM./H5 ' I ",Ii .11' . : I Exhibit A - Page 10 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006 J~ ~\ i. 1,1 ~ u. <l .~~,! ~i fi!l ~\' ]"'~!" :il lt311 II ~! ._~.:~.._~~il- 1"",...............r. --- ,~.........- \ ,-" , " : - .",,, i.,;c-'- -" ,..",.-'" ~ [ !, ~ ~t~';'1 ill I r.~ :i I ) P t t \ \ I ' Ii \\ i ---"~ ~ ._-~~-~ ,-' \! \( ~"I -~~-l ~ i'= I",f : I \ ~ I I ' ~- ~ I.. : Wi't . ~ ~..~ \ I - , I , ; \~' \\ I ~, ~ ~ ~ ~ ii r- ~t a %5: --. :I; : I +, il :t':i \~ ,l ~ : ! . I ' : l ~~ i , \ ~ \ , \ -~~1 \ ~ ~ \ i'5 1:;:- ,~ ~z: ~:;:' ~o ~"-<< 1: "i tjl:l5 :"'~ lC>:'.- ~ ~ '""~ :':Sill ~~c:i'i , ?- m ~ ..... ~ ' ,:<:i ' .:~ ---;: ~ "I:;, u ~ },;1 .,,~.~ :~ ~ i t~ ~8 '1i ~ "- I ~-'"'""'.~ : ---'--1 . t- ... t! i ~!:!.. I ~ II; , -- . )' ----'.... ~ ---J .,j \, , \~ Exhibit A - Page 11 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2,2006 B, Required Findings from Unified Development Code 1. Annexation Findings: 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, Council 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. Council fmds 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, Council finds that the proposed commercial and residential districts will be in compliance with the specific district regulations. Council 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; Council finds that the proposed zoning amendment will not be detrimental to the public health, safety, or welfare. The Commission and Council should rely on any oral or written testimony that may be provided when determining this finding. 4, 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, , Council 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. 5, The annexation is in the best ofinterest ofthe 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, Council 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. Exhibit B - Page 1 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORTPOR THE HEARING DATE OF MARCH 2,2006 C. Concept Plan Exhibit C - Page 1 nj I -I ~ \ \ ' .-t~-[:'~-C~-;L I,j/~-" L1 B . " "i"." e" \ u .;~,_. .._~ .-'.I~~ , ~ I j I I . ~ f I i~ I i Jlj !lllff. fJI~lJiIJI.1 J I lit j II IU I 8 , I I>> !'~! I DD6J 1I.1i I hj~ '\) ~o c __ , l j '(jJ --. ~ j ~~". ~-i ~- !. ~ ':11 ~-=~~ ~I J).~ fili il;ji .tJ.( :Iih 7 e: ru... LL. WI- W 1..."- f-.u CUV .cz f-o u .. CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006 D, Ada County Assessor's Ownership Map ~. --. . I : LZ2J: Af!.El,-;. ND\ /. A P FW,.. \1 OINtJEO ~-'" mOL, LLl Ii I // I . . - ,-ownership according to Ada County I via ArcVtew GIS . Nt ALDAPE -____~ IBASco LANE- PJ.f'yI.~-~ ----..--.- --~___ ~_ \ \ "-- --___._____.._ S C4~ .~.\ __"'_ . I -.----------"o.___~..___. \"\ .....--. I --,-,~ 1.---..--- -----.-,----..-- J-' -- --. - "'~if22uJii:i;Z-iZJI7;;~~!'I-'__ "\J J'" TECO - . - - --. - - _,I V<t\ .-- -- -- -"- /..-.- _ ~__ _ '~~__TECO I~ MDC I MDC I I I I I I TEeo .,,1 ~ -r I) c. tTrWQ eN Exhibit D - Page I CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2,2006 E, Updated Ownership Map -Hi .$ <; ~ ~~ :: 11 .- L.. g^t} ~! :,., :" ,; ~ 1 J~I- . '" I j ~J;!. ~ ~ ~ I ~ t-< .... l- ... .: .t= ! ~I ....J ~ i ~ iJ: ". , =_ I ,I. }' , ^ >-\ ' " , ; '-'II' , i>'~ ,> I':': z .;:: Exhibit E - Page 1 c: 1! E d .,s :s ~ .", " .. 6 ~ Cl j . :