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Home My WebLink AboutThe Tree Farm AZ CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER RECEIVED JUN 2 2 2006 (bity f Meridian i lerk Office ""-.U / nrynl' 1~.. VVltJrldian "', ;'."\ \ IUAHO JP ~ l' h~~~ I'...."',~.y;<~ .", In the Matter of Annexation and Zoning of ::1:358.57 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. 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 (I.C. S67-6503). 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 S II-SA. CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER CASE NO(S). AZ-06-002- PAGE 1 of3 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 S 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 Al!reement provisions provided in the Staff Report. as modified by the testimony at the June 6. 2006 public hearinl!. The Meridian City Lel!al Department will incorporate into the Development Al!reement all of the testimonv from the applicant and the public and Council rel!ardinl! Quality of development. open space reQuirements. access to the adioininl! properties. internal circulation and elevations that were provided at the June 6. 2006 City Council hearinl!. The applicant shall have the development al!reement sil!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 siminl! of the development al!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 00 By action ofthe City Council at its regular meeting held on the 2 7/6 day of J~ ,2006. COUNCIL MEMBER JOE BORTON VOTED ~ VOTED~ VOTED~ VOTED ~ COUNCIL MEMBER SHAUN WARDLE COUNCIL MEMBER CHARLIE ROUNTREE COUNCIL MEMBER KEITH BIRD TIE BREAKER MAYOR TAMMY de WEERD VOTED - Copy served upon: ATTEST: .. \ I ,l)J""ef 1'(,( e"Ar Dated: I ~o 3 - OLJl CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER CASE NO(S). AZ-06-002- PAGE 3 of3 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 6, 2006 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)(l67.02 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 Farm, by Treehaven, LLC. c:::{-G;;di1fn-j;;\ \.'" ILJ-.\HO J ~~....,./, ~~'.. " '1 .'._"1!~1"!!:""!~!t:_~,..pA:: (OMI '1m STAFF REPORT TO: FROM: Hearing Date: 6/6/06 Mayor & City Council C. Caleb Hood, Current Planning Manager Meridian Planning Department 208-884-5533 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)(l7.26 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 :4 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 recommendina: aooroval of The Tree Farm Annexation (AZ-06-004t with a Development Al!teement for this proiect. The Meridian Planning and Zoning Commission heard the item on March 2 and April 6, 2006. At the Apri16, 2006 public hearina: the Commission voted to recommend denial. At the June 6. 2006 Meridian City Council meetiol!. 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 ii. In opposition: Tuck Ewing, Sherri Ewing, Arthur Rabehl, John Ewing, Bill Gigray 111. 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 PAGEl CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 6, 2006 i. 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 propertv. 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- 06w004 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 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 Atmexation 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 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 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: 1. North: Phyllis Canal; Rural residential; Agricultural, zoned RR and Rl (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 hnpact 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 Citv Council voted to approve the Comprehensive Plan Map Amendment. which includes incorporating the subiect 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 Tnmk 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 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: 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 uses/zones. When this property develops, the City should require full compliance with the land use buffer requirements of the unc. h. Required Commercial Standards: C-N and C-C Setbacks Proposed Required Landscape (Local/Commercial) N/ A 10' The Tree Farm Annexation - AZ-06-004 PAGE 4 CITY OF MERIDIAN PLANNING DEP ARTMENT 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' 1. 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 Farm Annexation - AZ-06-004 PAGE 5 CITY OF MERIDIAN PLANNING DEP ARTMENT 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 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 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 servlCes. (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 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 FOR THE HEARING DATE OF JUNE 6, 2006 . Protect existing residential properties from incompatible land use development on adj acent parcels. (Chapter VII, Goal IV, Objective C, Action 1) 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 constrnction 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) StqU.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 WestWing Estates, a proposed low density area on the Future Land Use Map. To provide a transition between the subiect development and the future low densitv re-develovment ofWestWim! Estates. staff recommends that a striv of R-8 be vrovided alonfl 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 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. Stqff recommends that the Commission and Council rely on any written or verbal testimony provided from neighbors when determining the most appropriate zoning designationfor this property. . "Pennit new. . .commercial developments only where urban services can be reasonably provided at the time of [mal 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. Stafffinds 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 Impact Area." (Chapter VII, Goall, 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 thefuture 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 Ca(Road, 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 throuf!h vrovisions in a Develovment AQreement. Sta.ff 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. Sta.ffbelieves 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 Schwenlifelder 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 buffer along the future Black Cat Road. The entire buffer should lie outside the ultimate right~o.f-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 PAGES 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-2lists 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 11-2A-2lists permitted, 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 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 subiect annexation application are owned by 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 adequatelv 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 12S-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 davs prior to the Citv Council hearing. Conceot 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 Dart of the DA for this propertv. staff recommends that access to this site from Chinden Boulevard be restricted to section lines and at the half mile between sections. as required bv 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. SDurwim! Wav: 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 subi ect property provide Dublic 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. S0421428100). north (TEeO ONE Parcel Nos. 50422427960 and 50422244700 and Orme, Parcel 50421417200). 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 y.;: 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 confirmed 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 2001 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 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 detennining what is a fair and equitable solution to the public street access question. Please see Development Agreement provisions #11 and #12 below. Existinl! 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 pennitted uses in the proposed zoning districts. Nurseries, or Urban Farms, however, require Conditional Use Pennit approval in the proposed C-N zone. Because the nursery currentlv exists. staff recommends that the tree farm be allowed to continue ooeratinl! as is. without CUP aooroval. However. orior to the Citv Engineer's signature on the first final olat on the subiect oropertv. 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 'l2 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 S 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 alUlexation ordinance adoption), and the developer. The applicant shall contact the Citv Attornev. Bill Narv. at 888-4433 to initiate this process. Staff recommends that The Tree Farm Annexation - AZ-06-004 PAGE 12 CITY OF MERIDIAN PLANNING DEP ARTMENT 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: 1. 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. 11. That when this property develops adj acent to one of the parcels listed below, the applicant agrees to provide public street access to the east (Henkel, Parcel No. R9323930l90), west (McMullen, Parcel No. 80421438700, 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 (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 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 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 IIz 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 TreehavenlMDC 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 approval of the subiect application AZ-06-004. for The Tree Farm. with the Development Afn"eement provisions listed in Section 10 of the Staff Report for the hearinR: date of ADril 6. 2006. On Amil 6. 2006 the Meridian PlanninR: & ZoninR: Commission voted to recommend denial of the subiect annexation application. On June 6. 2006 the Meridian City Council voted to approve the subject annexation application with the Development Ag:reement provisions provided in the Staff Report. as modified bv the testimonv at the June 6. 2006 public hearing:. The Meridian City Leeal Department will incorporate into the Development Ag:reement all of the testimonv from the applicant and the public and Council rel!ardin2 qualitv of development. open space requirements. access to the adjoining: prooerties. internal circulation and elevations that were provided at the June 6. 2006 City Council hearin2. The applicant shall have the development ag:reement shmed within six months of date of approval and is required to submit a preliminarv plat within 12 months of the si2ning: of the development a2reement. 11. EXHmITS A. Legal Descriptions B. Required Findings from Unified Development Code The Tree Farm Annexation - AZ-06-004 PAGE 14 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF 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 AS~.'1~J!, ~ Anderson Survey uroup.com .. A parcel of laind situated in Section 22, Town.shlp 4 North, Range 1 West of the Boise Meridian, Ada County, Idaho, being more paJ1i.eularly descrlbad as follow; JAW 1 7 2006 "~I_l _'''''_.__~~''lP'-- 351 L lIaUlI01lU h.. . hi'. W ... l642 p, to8,88U1H . r ~.Q~ UH I&S4 Commencing at the Southeast comer of said S&c'tion 22, said point bSiligmarked bY an aluminum cap, thence along the South line of said Sectiol'l 22., North ag~17'39" West, 1293,61 feet to. the True Point of Beginning; thence continuing along South Line of' said Sedion 22, North 89" 17'39" West ai dls~ance of 1353.62 feet; thence contInuing North 89"11'09" West a distance of 2841.16 feet to the COmar common lQ Sections 21. 22~ 27 and 28: thence along the. South line of ssid Section 21 North 89"24'45" West Iil distance of 1307.51 feet; thence leaving sald South line North 00"22'50" East a distance of 2039,08 feet to a point on the South bank of the Phyllis Canal; Then(;El along said South .6an~ the foUowlng (9) COlJl:Ses and diatances: North 80"33'30" East a distance of 494.25 feet; thence North 60"4(1'00. Easl a dlstanoe of 951~83feet: tl1.enCl;t SDuth OO~31'08" West adi,tance of 69.65 feat; thence North 65"46'04" East a distance of 651.19 feet; thence North 79.37'32' East 8 distance of 745.64 feet; thence. South 00"55'34. West a distf;UlCB of 6.99 ftiEiI; thence North 78"21'21" Esst a distance of 245.06 feet; the/1CEl South M"aO'54" East a distance of 198.80 teet; thence South 60"22'45" ~st, 442.89 feat; thence leaving said South line South 00"28'13" West 8 distance of 494.11 feet; thence South 89"30'02" East a: distance of 777.64 feet to a point b.&lng (when measured at right angles to) 330.00 feet distant from the Westerly line of the Southeast Quarter of said Section 22; thence along a fine being parallel wittl and 330.00 feet diStant from said Westerly line, North 00"30'03" East a 4istance of 84.85 feet; thence South 42"14'38" East 8 distance of 16.67 feet; thence Sou . 6~23. West, 80.50 teet; thence South 86.31'2T East a distance of 189.70 ~... . .':~.uih' 47"26'09" East a distance of 249.32 feet; thence North 00"26'21" ,; . :4. 1.5& feet to iii polnt on the south bank of th~ Phyllis Canal; thence uth~'an~: tI1~. following. four (4) t:oUr&e!i and distanceS: SOUth 89"25'59' Ea e qf23()101' f~t;; thence North 85028'24" East a dlslancsof 330.36 feet; . ' ,i7~"~3'6';Ea,fa distance of 487.78 feet: thence North 79056'07" East a diD fl;!j.t'to a.pQli'lt on the East line of said SectiOn 22; thence along said ,1;5, ; ....,,90ll28'39" West 8 dl&tance of 400.03 feet to the East one-quarter oornet:'.~:$ikt ~., ~, s8ldipq~nt being marked by s brass cap; thence. coritlnulng along ~t~ llqe, Sq!Jb1 OO"?Q'Og" W~t .~.. distance of 1311.57 feet to a point marked by a,5l~tebar; y1eOOl?;;leaviog said Ea~~lm~, North 89"18'34" West a dlstaricS of 12a1.17 feettCt'. Point markectf'wlttt a 518' rebar; thence South 00.25'06" West a distance of 1316.97 fee(~~e p~ of ""Innl~: .. 'h '" ' ....', /..-:!n...-___ ....-.- . 1-.~' ,\ .' . . ;''':-'' ....- - ..... EXCEPTING THEREFROM a parcel com~ In lh~ Sou.lfieast ~er of$.ectlon 21, said point being marked by an aluminum ~~i~el1qeJ\Jorth PO"16'3(Jr East a liil\?tanceof 914.93 feet to the True Point of BealnninS; tMnce North 44"20'<>0" West 3.dlstanceof 131.71 feet: thence North 58"26'3l)" We$t a ~ce of 138.52 feet;thenQe Nortl83003'OO" We$t a dlstanoe of 187.58feGti thence S~81"20'OO. West a distan<ie of 156;89 feet; the~ North OW33'30- East a dIstance. o,f~:45.48 feet thence ~orlh. 79"31 '00" East a distan08 of 103.70 feet: thence North 67"23'00- East a dJstance of 104.89 feet, thence Nort,fl 86.36'00. East a distance of 357.39 feet (forTtierly North 66-32'30" East a dist ,nee of 357,98 feet); thence South 00"16'30" West a dIBta~,Qf~95;93 feet to the Point 01'... Inning..'. . o,.~ LAHll.r. AnneXiltlon Parcel cOnts!", 358.57 acres, more or less. fA1~ UT .. . B~~YIf,W APPR1WAlu' - '" ~I ~..,~... 731~'r ~ i )3 J-D~\. . ~. ... .0 ~ ' Of1'Q~ '(t,~ ~k ;j...~'\).~ .....--...........- ....... ......... .. Exhibit A - Page 1 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006 ASDO.'. Anderson.-Sur~ev Gr~up.~~~ :', '.. , 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 bejng marked by an aluminum cap, thence along the South Una of saldSedich 22, North 89017'3g" West, 1293.61 feet to the True Point Of Beginning, Thence continuing along said South line, North 89017'39' West, 1353.62 feet the Southeast comer of the Southeast Quarter of said Section 22; thence continUing along said South line, North 8901 TOg" West, 50.05 feet fa a point; thence leaving said South line, North 00042'51" East, 154.07 feet to poInt; thence along a curve to the tight have a radius of 700.00 feet, an arc length of 403.37 feet and. through 8 central 810f11e of 31.00'58", with a chord bearing of North 11"13'20" East, a chord distance of 397.81 feet to a point of reverse curvature: thence 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", wlth a chord bearing North 16"5S'36" East, a chord distance of 288.26 feet to a point; thence North 86059'29" East. 143.11 feet to. s. point of curvature; thence along a curve to the left, havlnga radius of 450.00 feet, an arc length of 514.04 feet, though a central angle of 65026'58", with a chord bearing North 54"16'00" East, a chord distance of 486c54 feet to a point or reverse curvature: thence along a cuIVe to the right, haVing a radius of 800.00 feet, an arc dlatance of 545.60 feet. through B central angle of 39';04'33", with a chord beating North 41004'48" East, a chord distance of 535.09 feet 1.0 a point; thence North 60"37'04 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 liMO SlJnVfllNC SfMVIC(S 351 E. \/Qltrlnel l~.. . Suile f. HIlId.laa. ID UGH P.2G8.888./JH. .'11: .'1 Exhibit A - Page 2 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006 AStlO......,. ~Ild;rson Surv~~ 6roup.~o; .f,' , EXHIBIT A PARCEL 2 ZONED R-2 Legal Description A p~uoel of land ,Iwated in Section 22. Township 4 North, Range 1 West of the Boise Meridian. Ada County, Idaho, being more p8rtieularly described as follow: Commenclngst the Southeast comer of said Section 22. ssid polnt being marked.by an aluminum cap. theOC(l 810ng the South line of said Section 22, North 89"17'39" West a distance of 1293.61 feet: thenoa North 00"25'06" East a distanCe of 1316.97 feet to the True Point Of Beginning; Thence North 29"22'56" West a distance of 335.65 feet; thence North 60.37'Q" East a distance of 218.64 feet to a point of curve; thence 810ng a curve to the left havin9 a radius of 300.00 feet, an arc length of 302.88 feet and through II central angle of 57"50'47", with 8 chord beanhg North 31"41'41" East B dJslance of 290.16 feet to B. pOint of reverse curve; thence along a curve to th8 right having a radius of 5oo,QQ feet, an arc leOijth of 335.63 feet and through a central angle of 3802T3S", with a chord bearing North 22"00'06" East a dislance of 329.37 feet; thenoe Nortf141013'S6" East a distance of 517.90 feet 10 a poInt of curve; thence along a curve to the left having a radliJilof 200.00 feet, 8n arc length of 182.76 feet and 1hrough 8 central angle ot52"21 '25"; withe chord bearing North 15003'13. East a distance of 176.47 feet: theni::i;. North 11"07'30" West 8 distance of 80.25 feet to B point on the Soult1l1nl~ of the Phyllis Canal; thence along said South line, North 79058'07" Easte distance of 639.11 feet toa point on the East Iineaf said Section 22; thence along said east line, South 00028'39" West Ii dIStance of 400.03 feet to tha East one.quarter corner of s~ld Sectlon 22. said point being mark8dby a brass cap; thence cpntiriuing along said East line, SOl,lth 00"20'09" West a distance of 1317.57 feet to a point marked by a 518" rabar; 1hence Isavlngsaid East line, North 89.18'34" West a distance of 1291.77 feet to a point marked with a 5/6~ rtbar being the Point of Beginning. Containing 38.70 acre.s, more or resa. End of Description Project No. 05-132 Det8mber 14, 2005 lAHU; ----~----_-.. -'_~_f_~__:_. __._-----'" HI L WGurtu~.r In.. " Sul.e F. ~"ldIDn, 1083642 P. ZQ8GtlD.n4S . I. II,. ,I '. Exhibit A - Page 3 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006 EXJUBlT A !!!~o Page 1 of 2 PARCEl. :1 ZONED Fl.g A paTcel ofland lIituated in Section 22, Iownilhip 4 North, Range I West ufthe Boise Meridian, Ada County. Idaho, being n10re particularly described as follow: Commencing o.t the Southeast corner of said Section 22; thence along tile Soulh.line of said SectiQn, South 89"17'39" Wesl a distance of 1293.61 feet; thence c(mtinumg along South Line of !!Aid Section 22. North 89.17'39" West IS dittaDcC of 13Sl.62 fcello II point: thence continuing North 89.\7'09" Wesl a distance of 2647,16 feet to the cOlUet eOl'OU'lon 10 Seclions 2.1, 22,27 and 28; thence along the south line of said Section 21 North 89.24'46" West II distance of 1307.51 feet; thence leaving said South line North 00.22'50" Bast /I dislance of 85c,L78 fe<;tto the TRUE POINT OF BEGINNING; I~Hl' SI,~vt~IH(; StRVICES Thence North 00"22'46" East a dislance of 1179.29 feet 10 I point Oll Ihe Soulh !lank of the Phyllls Canal; 'l"hcnce a10111 said South Bank the following (9) cootses and distance,q; Norlh 80";)3 '30" Ea.sl a d.istaJ:\c~ or 494.25 feet; thence North 60040'00" EaSlll distance or 9S 1,85 feet; lhence Soutb 00"31 '011" West a dist:mce of 69.65 tect; thence North 65"46'04" East a distance of 6SU6fcet; thence North 79"37'32" FAl!'.t, 87.63 feel; tlleuce South 21"19'02" East, 356;05 feetto a poinl of curvalure; thence along a curve to the righI, baving a radill!'. (If 200~()() fool. an arc lenglh of96.06 feet and througb B central angk of 27"31 '01", with 8 .chord bearing South 07.3.3'29" East, a chord distance of 95,14 feet tn a point; thenQe South 06"12'05" West, 237.43 feet tQ II point; thence aloog a curve to the right, having a tlldius of 750.00 feet, an arcdlslluJce of 575.01 feet and through 8 centra! angle of 4)"55'39". with Ii cOOrd bearing South.6s"SI '03" Ea.llt, I chord distance of 56\.03 feet 10 II point of reverse curvature; thence along -8 curve to tho left, having 1\ radius of 250.00 feet, an II1C distance of 188.1 g feet and tmQugb a l;entnd angle of 43007'41 h, with II ~ord boui.ng South 65"27'04" F.ast. a chord distance of 183.77 teet to a point; thence South 87ooo'S5;' &mi., 81.62 feet. to a pOint of curvature; lheDce Mons a curve to the leet. having a radius of 400.00 fcet, an arc distance of 196.26 feclt and through a CIlntrid angl.e of 280()6'46", with a chord bearing North 78b5S'42" East, II chord distatK:e <if 194.30 Ccello a POilll; thence along" curve to the right baYing a radius of 450.00 feet IlJld lhrough a ceIIlralllogle of 1)1"59'50" , with a chord bearing North 4\"30'03" Easl, 679.22 fect; thence 80utl1&9"30'02" East, 777.64 fCllt III a point; thence Nonh OO")O'03~ East , 84;85 feel to a poinl; tlumce S,1U!h 42014'38';&$1, 18.67 f~t to a point; ~ Sliuth 00026'23" West, 11050 feet I() a point; Tbilo.c:e SllUtb 86"31'27" East, 189.70 feet to a point; Thence South 47028'09" F.a",24932 feeL to a point; thence North 00"26'21" F..ast, 461.S6 foot to a point; Thence South 89~25'59" East. 230.01 feet 10 a point; thence North gS"28'34~ Easl, 3JO,36 feet to a point; !hence North 73"44'36" F,aat, 467.78 feet lo II point, Thence North 79"58'07" &81,292.19 feel It I 2 point.; thence South 1.1"07 '30" Easl, 80.25 feet to a point of curvatlD'e; thence along a curvetc;' the right, having a radius of 200.00 feet, an arcdi9tance 182,76 feel and thrDUgh a central angle of 51,"21'26", h&vilij!; a chord bearing South 15"03'13" West, It chord distllnce of 176.47 feet to II point; thence South 41"13 '56" West, 517.90 fee.1. 10 a poinl of curvature:; thence along a C\{TVe to the left. having a radius of 500.00 fool, an arc distance of 335.63 feel and through a cenlral angle of 38027'39", with a chordbcaring Slluth 22.00'06" West, a chord dimance of l't\"-\. LA.N/) . #~:~S""~~ ~9~. ""''t.,,'' ",; . 7314 t;\ ~/3~~J<.{1 o '.'It. . '" (.)' .fo.........{OF \'\ll V ON N, ^'A"V~ 3~1 L WtlerlOul In.. . Sull" L "uldhn, 10 8.1&42 '_108.8RB3145 . , . I'. '., ' Exhibit A - Page 4 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006 Page 2 of2 PARCEl. 3 ZONF..D R-1l RSEiA And~;sj)n S~;Vl!~ GllJUp.CO~V 329.37 feet to a point of reverse curvature; thence along Ii G\lIVe to the right, having II radius of 300.00 feci, an arc distallce of 302.88 feet and through Ii central angle of 38"27'39", with a chord bearing South 3 I "41 '41" West, II chord distance of 290.1!! feet to II point; thence South 60"37'04" West, 396.71 feet to a point of curvature; thence along II curve to the left, having a radius of 800.00 feet, an arc distance of 545.60 feet and through Ii central angle of 39"04'33", with II chord bearing South 41 "04'48" West, a chord distance of 535.09 feel. to 8 point of rcvcrse curvature; thence along II curve. to the right, having Ii radius of 450.00 feet, an arc distance of S 14.04 feet and through II central angle of 65"26'58", with Ii chord bearing South 54"16'00" West l'l chord distance of 486.54 fe.ctto 8 point; thence South 86"59'29" West, 143.11 feet 10 a poinl; thence along a curve to the left, having a radius of 500 feet, an arc distance of 29.99 feet and through a central angle of 03"26'12", with a coord bearing North 01"29'43" Wesl, a chord distance of 29.99 feet to II point; thence North 03"12'49" West a distllIlce of 72.76 feet to ll- point of curvature. thence along l\ curve 10 the left, having a radius of 200.00 feet, an arc distance of 156.88 feci IUXl through a cenlral angle of 44"56'32", with a chord bearin!! North 25"4 1 'OS" W~t, 8. chord distsnce (if 152.89 feet to II point; thellce North 48"09'21" West, 172.87 feet to a point of <;U.TVature~ thence along a curve 10 tile left, having a radius of 550.00 feet, an arc leriglh of 701.23 feet and liuough a centralllllgle of 73"03'01", with II chord bearing North IW40'52" West, a chord distance 0[654.69 feet to a point; fuence South 5&"47'38" West, 502.91 feet to 8 point of curvature; thericealong a cuNelo tile right, having II radi.us of 1200.00 feet, and arc distance of 949.72 feel and through Il. c:entrn:l angle of 45"20'44", with 11 chord bearing South 81"28'00" West, II chord distance of 925.12 feet to apointj thence North 75"51'38" West a distance of 601.78 feet; thence North 00"16'30" East a distance of 463.90 feet; thence South 86"36'00" West B distance of 357.39 feet (foonerly South 86"32'30" West Ii. distance of 357.98 feet); thence South 67023'00" West 11 dilllaDoe of 104.89 feet; thence South 79"31 '00" West a distance of 103.70 feet; thence South 00"33'30" West B distWlce of 245.48 feet; thence North (W20'OO" East a distance of 15U9 feet; thence South 83"03 'OO~' East a distance of 187.58 feet~ thence South 5802.6'30" East II distance of 138.52 feet; thence South 44020'00" East a distance of 78.25 feet; thence North 75"51'38" West. 264.25 feet; to 8 point of (,"tITVature; thence along a curve te the left, having aradius of750.00 feel, an arclength of 421.71 feet and through a centra) angle of 32012'58", with a diord bearing South 88"01 '53" West, Ii chord distl\Ilce of 416.17 feet ta a point; thence South 71055'24" West, 352.27 feet to a point of curvature; thence along a curve to the right, having 1:I radius of 500.00 feet, an arc distance of 155.06 foot and through a central angle of 17046'08", with a chord bearing South 80"48'28" West. iI chord distance of 154.44 ftlci Ie a point; thence South 89041 '32" Weat II dishmce of 105.04 feet ta a pohit. the PolDt of Beginning, Sllid parcel containing 167.02 acres, more or less. L~HO \uftv((IHG SIRV(tf$ H1 r. lIotUIOIUI Lo.. . Sullt L HHldiOQ 10 8.1HZ P.2DUBO 1H5 ..,' .,1 Exhibit A - Page 5 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2,2006 asCi.C)",:,:,' \ ~ . , Anderson Survey Group com. ",' eXHIBIT A PARCEL 4 ZONED R-2 Legal Description A parcel of land situated In Sectlon 22; Township 4 North, Range 1 West of the Boise MeridiEm, Ads County,ldaho. being mor~ particularly described as follow: COmmencing at the Southeast corner of said Section 22, Mid point belng marked by an aluminum cap, thence along the South line of said Section 22, North 89'17'39" West, 1293,e1 faat; thenoe continuing along South Line of .Bid SecHon 22, NorthS9"1T39" West e distance Of 1353.62 feet; thence continuing North 89017'09" West a distance. of 2647.16 feet to the comer common to Sections 21, 22. 218ancl 28; thence atong the south line of said Section 21 North 89"24'46" West iii distance of 1307.51 fest; thence leaving sald South line NOrth 00"22'50" East a distance of 2039,08 feet to a paint on the South bank of the Phyllis Canal; Thence along said South Bank the following (9) oourses and distances: North 80~33'30;' Eaet a distanCe of 494.25 feel; thence North 60040'00. East a distance of 951,83 feet; l.ttence South 00"31 'OS" 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 dlstanoe of 87.63 feet to the TRUE POINT OF BEGINNING; Thence North 79"37'32" East a distance of 658.01 feat; thence South 00"55'34" West a distance of 6.99 feet; thence North 18"21'21" East a distance of 245.06 feet; thence South 84"30'54" East a distance of 198.80 feet; thence South 80022'45' East, 442.89 feet: thence leaving sard South line South 00"28'13" West, 494.11 feetlo a polnt;th~nC6 along a curve to the left having a radius of 450.00 feet, an arc length of 769.67 feel and through a central angle 0197"59'50", withe chord bearlngSouth 41"30'03" West, .. 679,22 feet; thenCe along a curve to the right having a radius of 400,00 feet, an arc length of 196.26 feet and through a central Bngle of 28'06'46", with a chord bearing South 78"55'42" West, a Chord distance of 194.30 feet to a point thence Northe7'OO'55" West, a distance Qf 81.62 'eet to a poInt of curvaturei thence along a curve to the right. having a radil.ls of 250.00 'Ht, an arc dlslance pf 1118.16 feet and through a central angle of 43'07'41", with Ii ehord bearing North 65"27'04" West. a chord distance ()f 183.77 feet to a point of nwen>e curvature; thence along a curve to the left, having a redius of 150.00 feet, an arc distance of 575.01 feet and through a central angie of 43055'39-, With a chord be8rin~ North 65"51'03" West. a chord distance of 5e1.03fee1 to a point; thence Nortt1 06"12'05 East, 237.43 feet to a point of curvalure;thence along a curve to the left, havln~ a radius of 200:00 feet, an arc length of 96.06 feet and t~rough a central angle of 27031 OT'. with e chord bearin~ North 07033'29" West, Ii chord dIstance Of 95. 14 feet to a pofrit; thence North 21'19'02 Wesl, 356.05 feet to feel to the Point of 8egtnnlr:ig. Said parcel containing 27.32 acres. more or less. End of Description Project No, 05132 December 14, 2005 I.~~D ;OIlYEYI"G Sr"~l[(~ 351t. Warcr\OWDf Ln. . Sul\l. f, Huldlqll. ID 8l6H p.2aU881H5 . , 'I', Exhibit A - Page 6 CITY OF MERiDIAN PLANNiNG DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006 !!!8cO' EXHIBIT A PARCEL 5 WNEDCN Legal Description A parcel 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 BOlse Meridian, Ada County, Idaho, being more particularly described 85 foHow: Commencing at the Southeast comer of said Section 22, said point being marked by an aluminum cap, thence along the South line of said Seetlon 22. North 89"17'39" West, 2647.23 feet to the Southeast comer of the SoutheaSt Quarter of said Section 22; thence continuing along said South line, North 89017'09" West, 50,05 feet to the True Point Of Beginning, . Thence continuing along said South line, North 89"17'09" West, 1243.07 feet to a point; thence teaVing said South line, North 01"59'10. East, 343.83 feet to a point of curvature, thence along a curve to the right, haYing a radius of 150.00 feet, an arc distance of 221,56 feet and through a central angle of 84037'42" \ with a chord bearing North 44018'01~ 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 1QOO.00 feet. an arc length of 470.27 feet and through a central angle of 26056'40", with 8 chord beai1ng North 73"06'32~ East, a chord distance of 465.95 feet toa poInt of reverse curvstura; thence along aeoNe to the right, havlng a tadlus of 500.00 feet, an arc distance of 494.38 feet and through a central angle of 56039'05", having a chord bearing North 87"59'45" East. 8 chord distance of 474.48 feet to a point; thence South 63"40'43" East, 311.09 feet to 8 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 31623'49", haVIng a chord bearing South 16"24'46" West. a chord distance of 378.80 feet to a point; thence South 00"42'51" West, 154.07 feet to B point, the Point Of Beginning. Said parcel containing 17.26 acres, more or less. End description Project No. 05132 December 14.2005 l~\41l ~\JftVIYING SlIIYIC[S 551 L W'oltnour Ln" . Sull' L IIoridlon, 10 81641 1'.108.Bll8.1.lH . i IJ. ,., i,' Exhibit A - Page 7 CITY OF MERIDiAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARiNG DATE OF MARCH 2, 2006 ASCirA And e I ~'Qn .Sur;;yGro~p~~o;~/' EXHIBIT A . PARCEL 6 ZONED a-IS legsl DeScription A parcel of land situated In the south one Half of Section 22, Township 4 North~ Range 1 West of the Boise Meridian, Ada County, Idaho, being more perticular1y described as follow: Commencing at the Southeaij\ comer of Bilid Section 2.2, said point being marled b)' an aluminuni cap, thence along the South line of ll3id Section 22, North 89Q17'39" West, 2647,23 feet \0 tbe Southeast comer of the Southeast Quarter of said SectionZ2; tbMCC continui.n.g along said South line, North 89"17"09" West, 1293.12 feet to the True Polat Of Beglnmng, .thence continuing aloIlg uid South line,.Nonh &9"11'{)9" West, 992.l1 foet \0 a point; thence leaving said South line, along a curve to the right, having a radius of 2400,00 feet, an MC length of 839.93 feet and tbrough a cen\ral angle of 20.(13'06", with a chord bearing North l5"42'16" East, 8 chord Illsl8nce of 835.65 feet to i1. point; lhence South 75.5 I '38" East, 16.37 feet 1-0 a point of curvature; thence Idong II curve to the lell, having II radiu.s of 1200.00 feet, an an:. length of 949.71 feet and through a central angle of45"20'44", with a chord bearing North 81".28'00" East, e. chord distance of 925.12 feel to a point; thence North S8~47'38" But, 502.91 feet to apnint of CUlvatU1e; thence along a curve to the .right, baving a radius of 550.00 ftet, an arc distance of 701.23 feel and through a ccntillI angle of 73"'03'0.... with II chord bearing SOUUl 84"40'52" East, a chord dil!tallce of 654.69 t'eot tua point; tb.ence South 48"09'21" East. 172-81 reet lo a point of curvature; thence along It CUrVe to the right. having a radius of 200.00. feel, an arc Icnglh of t 56.88 feet and tInougb II central angle of 44"j(s:3Zn, with a cbord bearing South 25"41 'OS" flUI, a chOrd distance of 152.89 fuet to a point; thence South 03"12'49" East. 72.76 feet tOll. pQinl of curvature; tbClllCC along a curve to !he right, having II radius of 500.00 feet, an atc distance of 322.40 feet and through. central angle o(36056'3ij", with alQng chord beuing South 15015 '30" West, a chord distance of 316.84 feet to il point ofreverse curvatUre, !hence: along a curve to the left, having 1\ Iadiu9 of 700.00 fCel, art arc dilltance of 19.78 6:et and through a cC'lltral angle of 1037'09", witli 1I cbord bCaring South 3~o55'14" West, a chord di&!.llnee of 19,78 feet to 1\ point; thence North 63040'43" Weil, 311.09 feel t08 POW! of curvature; theme along II curve to the I.eft. h&vml! a radius of 500,00 f~t. an arc length of 494.38 feet and through a central angle of 56039'05", with Il chord bearing South 87<159'45" West, a chord diltllnce of 474.48 feet to a poillt of revmc Cla'V8turc; thence: alOOJ II curve to the right having a fIldius ot 1000.00 feet, an arc length of 470.27 ft:et and through a central. angle of 26056'40", with" chord oollling South 13"08'32" Wes<,-a chord distance of 465.~S feet to a point ofrevcrse curvilture, thence along a curve to tk left, having II mdius of 150.00 feel, an arc leflglh 0(221.56 feet ami through a central angte of 84"37'42", with a chord beating South 44"18'01" West, a chord distUlce of 201.96 feet to a point; thalce SQulh 01 "S9'1O" W6llt, 343,83 fed to II point. the Point Of .BeginDllIg. Said pBl'cclcOIltaining 34.95 acres, mOl:e of loss. End descriptill!l Project No. 05132 Docember 14; 2005 $51 [, - -,-----. --I_:--~--~- -~. . \IaIIlIOU\ In,, . SOI.\e L H..ldleD. 10 93611 ,. Ztl&.a6ti.I345 . I ,VI' I' ':' . ..,_,-l_' Exhibit A - Page 8 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2,2006 !!~~o EXl-llBIT A PARCEL? WNED CC Legal Description A parcel Qfland situated in the Southeast Quarter of Section 21 and the SouthwesL Quarter of22,Township 4 North, Range I West oflhe Boise Meridian, Ada County, Idaho, ~ing more particularly described as follow: Commencing at the Southeast l,.'orner of said Section 21, the True Point of Beginning; Thence along the South line ofsaid Section 21, North 89"24'23" West, 868.32 feet lo II point; thence leaving said South line, Noon 00034'29'" East, 37.20 feet to a point; thence North 03"00'02" East, 346.62 feet to 11 point of curV8.ture~ thence along Ii curve to the right, having a Mius of 800,00 fCOI, an arc disLance of 228.96 feel and through a CCOlral angle of16"Z3 '54", with a chord bearing Norlh 11 "11'59" East, 8 chord distance of 228.18 feet to a point of reverse curvature; Thence along a curve to the left, baving a radius of400.oo feet, an arc length 245.40 feel and through a cenlrwllIlgle of 35"09'05", with a chord beMing North 0 I "49' 23" East. a chQrd distance of 241.57 feet to a poi.nt; llience North 15045'09" West, 115.34 feet to a polnt;thcnce North 71 "55'24" Eam, 125.94 feet to a point of c:urvature; theJlCe along a curve to the right, having u radiuS' of 750.00 feet, an arc distance of 427. 71 feet and through a central811gle of32"12'58", with B chord bearing North 8800 I' 53" Ellst; a chQrd distance of 416.17 fee(. to a point; Thence South 750.51 '38" East, 264.25 feet to a point; thence South 44'" 20'00" Eut, 59.46 feet; thence North 000 16'30" East, 32.03 feel; thence Soutb 75"51') g" EaSt, 601. 78 feet:; thence along a curve 10 the left, having a radius of 2400,00 feet, an arc length of 839.93 f. and throUgh a central angle of20'"03'06", with aehon! bearing South 15042'16" West, a Chord distance of 8j5.6S feet to a point on the South line of said Section 22; thence along said South line, North 89"17'()9" West, 361.93 feet to the Point of BeglnnJng. Said parcel containing 28.45 BCreS,. more or IllS!!. End of Description Project No. 05132 January 13,2006 lAMe $UAVfVI1CC Slll.VI&fS HI! Walen.n, In.. . Suite r, Nerldlen, In 83641 P.1D8.8B.I.134~. .11", Exhibit A - Page 9 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2,2006 ASEi.0 Anderson Survey Group.com ~ EXHIBIT A PARCEL 8 ZONEDR..15 Legal Description A parcel of land situated In the Southeast Quarter of Section 21. ToWnsnip 4 North. Range 1 West of the Boise Meridian. Ada County. Idaho, being more particularty described as follow: Commencing at the Southeast comer of said Section 21, thence along the South line of said Section 21., North 69"24'23- West, 868.32 feet to the True Poh,l of Beginning j . . Thence continuing along said South line, North 89"25'31. West. 439.19 feet to a point; thence North 00"22'50" East, 859,78 feet to a point; thence North 89"41'32" East. 105.05 feet to apelnt of cUlvatui'e; thence along a curve to the left. haVing a radius of 500.00 feet, an arc distance of 165.06 feet and through a central angle of 17046'08", with a chord bearing North 80"48'28" East. a chord distance of 154.44 feet to a point; thence North 71 "55'24ft East, 226;33 feet to a point: thence South 15045'09" 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 pf 245.40 feet and through a central angle of 35"09'05", wlth a long chord bearing South 01049'23" West. a chord distance of 241.57 feetto a point of reverse curvature; thehCe 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 ()f 16"23'54", withe 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 toa point; Thence South 00.34'29" West, 37;20 feet to the Point of Beginning. Said parcel containing 9.71 acres, more or tess. End of Description Project No. 05132 December 14,2005 l A H D ~ il R V ( ~ I l.f G S ( R ~ ICE ~ 351 L WOlelluer to.. . .Sui.. F, ""Idlon, 10 eun P,ZU,U8,I345. I "ii',,,,,, , Exhibit A - Page 1 0 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006 t''''''........."...._u - - ...~- -- -.. ',-----.-....'"'' \ , ,I~' ~ - '~....-- " r ~, ., I ~ : ~~~ Ii ~\\ ~~, ~ )1! \cL_~~1 ~'~!17 ~ ~<: /.r ~:l_~. I . I I I 1 ~, ; I i'l ) ~ i j.. \xA"'~ ~ z: \, ;:: ~ \ I ~. ~\ \\ \~ ---~- I Ii ; \1 """"l ;:Iii {5 /::. ,~ ~i"; ~~ ~~ l... """. :r 1:1f2 ~ " :~ ;')1 f1;~ c.i . ~~ ~ k '.... Exhibit A - Page 11 I.. j'l tk -~ I I I ..1'. :1 I III : ~ I"" ,i~ I~ : ~ . I . " l ~--t i , , I ~a( J 1 ~ I i -,.....JL"4 ~ I ~ I : --, ~ , I \ ......---.-~.-1 ., , n] ~ " ,~.~~~.~.. ~J ... ;l I ji\:!>> .. ~ ~ ~ l~ , ~I ,,~ . ~- M <l J5 j(~~ ~ ~ i J ~..Jl ~i. c.r] ~.l g n.. .~ ~j ~ 1- ~. ;'J~ \..i.;l .-<,R ,'""' t;;~ {}n- ef' ;,) , ~ ~ CITY OF MERIDIAN PLANNING DEP ARTMENT 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. COWlcil finds that future development of this property should comply with the established regulations and purpose statements ofthe 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, , COWlcil 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 of interest 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, COWlcil finds that Annexation and ZOnilll! of this property would be in the best interest of the Citv. if the applicant provides revised legal descriptions for the R-8 and R-15 zones. and enters into a Development Agreement (DA) with the Citv. as mentioned in Section 10 ofthe Staff Report. Exhibit B - Page I CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARTNG DATE OF MARCH 2, 2006 C. Concept Plan Exhibit C - Page I ~ i j 1 J! 'fl h I I I j JU1 ,'I nIJ!I~ IJIII ! iff j jl II! fd I J I I .l A I DOEr] _11111 hi~ ';;:'J I I j u .l~. ~~~'I ~. t,. - .J ji .ill::::~ ! ~I . ~ H.. pi~ -jf{ liil !tJ!( :hh z E: 1"3... L&- evl- ev L-"- 1-'" (IJ'"' .cz 1-0 u . CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006 D. Ada County Assessor's Ownership Map Nt I .lZ2J: A~f\ND\ .. [' f\ r ~~ \" I Ov.,/tJE:D ~.'\ tt\OC, LLC ) I , j 1 .'.--.-.--"..,-" / I ALDAP E ---..,---..--------~":;~:~t~rdir~ via ArcVtew GIS I ,.t '--'. ./ '_. ~c6 LANE- A ....----..---- '\ 'I1'f'lLI.. -'.--., .--.... \ .. __ ... 8 C -. .'-.'-\ I -.---....--- . "ltv~ \. ---.-'--- . . . .----..--,--...- '\ \ .'-. .----..--- I ..-.---..---" '\~ ("'--- ._---. '--. ~---'- --- I~-- I '''-'':iZZlIMO~ZZ1;f:;;;~;lJ-[ -. 'VJ 1\, TECO -. -----. - ~ Vk --- -- . "--- ---- - \,~~\\ \" () '\ <(^, TEeD 0 "<< .:?i ---- .. -----)1 . - ....., MDC I MDC I I I I I I TEeo ~ TO C. t+11Jl) er.J Exhibit D - Page I CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006 E. Updated Ownership Map r I y. --; 'il,~ ',1'0 ~l?E ,~ ~, 13 ~ ~ >1 N" II" r * .. .. z< Exhibit E - Page 1 ;., ~ 1 '';; .$ ~1 - it -" .... g~ ~~ ~j "'-" r-{ ~ ~ .. ou - ~ Is j ! u ~ ~I ~I -2 E c -5 :ii ~ '13 " .. g Cl " : -'[