HomeMy WebLinkAboutAddison Circle Subdivision H-2024-0040 ADA COUNTY RECORDER Trent Tripple 2025-015307
BOISE IDAHO Pgs=36 BONNIE OBERBILLIG 03/12/2025 04:42 PM
CITY OF MERIDIAN, IDAHO NO FEE
DEVELOPMENT AGREEMENT
PARTIES: 1. City of Meridian
2. Bear Hunter Holdings LLC,Owner/Developer
THIS DEVELOPMENT AGREEMENT(this Agreement), is made and entered into this l lth
day of March 2025, by and between City of Meridian, a municipal corporation of the State of
Idaho, hereafter called CITY, whose address is 33 E. Broadway Avenue, Meridian, Idaho 83642, and
Bear Hunter Holdings; LLC, whose address is 4429 Tails Down Road, Tetonia, Idaho 83452,
Meridian, ID, 83646,hereinafter called OWNER/DEVELOPER.
1. RECITALS:
1.1 WHEREAS, Owner is the sole owner, in law and/or equity, of certain tract of
land in the County of Ada, State of Idaho, described in Exhibit "A," which is
attached hereto and by this reference incorporated herein as if set forth in full,
herein after referred to as the Property;and
1.2 WHEREAS, Idaho Code § 67-6511A provides that cities may, by ordinance,
require or permit as a condition of zoning that the Owner and/or Developer make
a written commitment concerning the use or development of the subject Property;
and
1.3 WHEREAS, City has exercised its statutory authority by the enactment of
Section 11-513-3 of the Unified Development Code("UDC"), which authorizes
development agreements upon the annexation and/or re-zoning of land; and
1.4 WHEREAS, Owner/Developer have submitted an application for annexation and
zoning of 1.22 acres of land with a request for the R-8 (Medium-Density
Residential) zoning district on the property as shown in Exhibit "A" under the
Unified Development Code,which generally describes how the Property will be
developed and what improvements will be made; and
1.5 WHEREAS, Owner/Developer made representations at the public hearings
before Planning and Zoning Commission and the Meridian City Council as to how
the Property will be developed and what improvements will be made;and
1.6 WHEREAS, the record of the proceedings for requested rezoning held before
Planning and Zoning Commission and the City Council includes'responses of
government subdivisions providing services within the City of Meridian planning
jurisdiction and includes further testimony and comment;and
1.7 WHEREAS, on the 17"' day of December, 2024, the Meridian City Council'
approved certain Findings of Fact and Conclusions of Law and Decision and
Order (`Findings"), which have been incorporated into this Agreement and
attached as Exhibit`B";and
DEVELOPMENT AGREEMENT-ADDISON CIRCLE SUBDIVISION{H-2024-0040) PAGE 1 OF 7
1.8 WHEREAS, the Findings require the Owner/Developer to enter into a
Development Agreement before the City Council takes final action on final plat;
and
1.9 WHEREAS,Owner/Developer deem it to be in its best interest to be able to enter
into this Agreement and acknowledges that this Agreement was entered into
voluntarily and at its urging and request; and
1.10 WHEREAS, City requires the Owner/Developer to enter into a development
agreement for the purpose of ensuring the Property is developed and the
subsequent use of the Property is in accordance with the terms and conditions of
this Agreement, herein being established as a result of evidence received by the
City in the proceedings for zoning designation from government subdivisions
providing services within the planning jurisdiction and from affected property
owners and to ensure zoning designation is in accordance with the amended
Comprehensive Plan of the City of Meridian on December 19, 2019, Resolution
No. 19-2179, and the UDC, Title 11.
NOW,THEREFORE,in consideration of the covenants and conditions set forth herein,
the parties agree as follows:
2. INCORPORATION OF RECITALS: That the above recitals are contractual and
binding and are incorporated herein as if set forth in full.
3. DEFINITIONS: For all purposes of this Agreement the following words, terms, and
phrases herein contained in this section shall be defined and interpreted as herein provided for, unless
the clear context of the presentation of the same requires otherwise:
3.1 CITY: means and refers to the City of Meridian, a party to this Agreement,
which is a municipal corporation and government subdivision of the state of
Idaho,organized and existing by virtue of law of the State of Idaho,whose address
is 33 East Broadway Avenue, Meridian, Idaho 83642.
3.2 OWNER/DEVELOPER: means and refers to Bear Hunter Holdings LLC,
whose address is 4429 Tails Down Road,Tetonia, Idaho 83452,hereinafter called
OWNER/DEVELOPER, the parry that owns and is developing said Property and
shall include any subsequent owner(s)/developer(s) of the Property.
3.3 PROPERTY: means and refers to that certain parcel(s) of Property located in
the County of Ada, City of Meridian as in Exhibit "A" describing a parcel to
bound by this Development Agreement and attached hereto and by this reference
incorporated herein as if set forth at length.
4. USES PERMITTED BY THIS AGREEMENT: This Agreement shall vest the right
to develop the Property in accordance with the terms and conditions of this Agreement.
4.1 The uses allowed pursuant to this Agreement are only those uses allowed under
the UDC.
4.2 No change in the uses specified in this Agreement shall be allowed without
modification of this Agreement.
DEVELOPMENT AGREEMENT-ADDISON CIRCLE SUBDIVISION(H-2024-0040) PAGE 2 OF 7
5. CONDITIONS GOVERNING DEVELOPMENT OF SUBJECT PROPERTY:
5.1. Owner/Developer shall develop the Property in accordance with the following
special conditions:
a. Future development of this site shall be generally consistent with the preliminary plat
and conceptual building elevations included in Section VII of the Staff Report
attached to the Findings of Fact and Conclusions of Law attached hereto as Exhibit
"B" and the provisions contained herein.
b. The existing well on the site shall be abandoned, and proof of abandonment shall be
provided to the City Public Works Department. The well may be used for pressurized
irrigation purposes.
c. The sides of homes on lots that face N. Black Cat Rd. (i.e., Lots 3 and 5, Block 1)
shall incorporate articulation through changes in two or more of the following:
modulation(e.g.,projections,recesses, step-backs,pop-outs),bays,banding,porches,
balconies, material types, or other integrated architectural elements to break up
monotonous wall planes and roof lines that are visible from the subject public street.
Single-story structures are exempt from this requirement.
d. The Owner/Developer shall construct a 5-foot-wide detached asphalt pathway off-site
to the north along N. Black Cat Road across Lot 14, Block 7, Oakcreek Subdivision
No. 3 to the existing asphalt pathway.
6. APPROVAL PERIOD: If this Agreement has not been fully executed within six (6)
months after the date of the Findings,the City may, at its sole discretion, declare the Agreement null and
void.
7. DEFAULT/CONSENT TO DE-ANNEXATION AND REVERSAL OF
ZONING DESIGNATION:
7.1 Acts of Default. In the event Owner/Developer, or Owner/Developer's heirs, successors,
assigns, or subsequent owners of the Property or any other person acquiring an interest
in the Property, fail to faithfully comply with all of the terms and conditions included in
this Agreement in connection with the Property, this Agreement may be terminated by
the City upon compliance with the requirements of the Zoning Ordinance.
7.2 Notice and Cure Period. In the event of Owner/Developer's default of this agreement,
Owner/Developer shall have thirty(30) days from receipt of written notice from City to
initiate commencement of action to correct the breach and cure the default,which action
must be prosecuted with diligence and completed within one hundred eighty(180)days;
provided, however, that in the case of any such default that cannot with diligence be
cured within such one hundred eighty (180) day period, then the time allowed to cure
such failure may be extended for such period as may be necessary to complete the curing
of the same with diligence and continuity.
7.3 Remedies. In the event of default by Owner/Developer that is not cured after notice from
City as described in Section 7.2, City shall, upon satisfaction of the notice and hearing
procedures set forth in Idaho Code section 67-6511A, have the right, but not a duty, to
DEVELOPMENT AGREEMENT-ADDISON CIRCLE SUBDIVISION(H-2024-0040) PAGE 3 OF 7
de-annex all or a portion of the Property, reverse the zoning designations described
herein, and terminate City services to the de-annexed Property, including water service
and/or sewer service. Further, City shall have the right to file an action at law or in equity
to enforce the provisions of this Agreement. Because the covenants, agreements,
conditions, and obligations contained herein are unique to the Property and integral to
City's decision to annex and/or re-zone the Property,City and Owner/Developer stipulate
that specific performance is an appropriate, but not exclusive, remedy in the event of
default. Owner/Developer reserves all rights to contest whether a default has occurred.
7.4 Choice of Law and Venue. This Agreement and the rights of the parties hereto shall be
governed by and construed in accordance with the laws of the State of Idaho, including
all matters of construction, validity,performance, and enforcement. Any action brought
by any parry hereto shall be brought within Ada County, Idaho.
7.5 Delay. In the event the performance of any covenant to be performed hereunder by either
Owner/Developer or City is delayed for causes that are beyond the reasonable control of
the parry responsible for such performance,which shall include,without limitation, acts
of civil disobedience, strikes or similar causes, the time for such performance shall be
extended by the amount of time of such delay.
7.6 Waiver. A waiver by City of any default by Owner/Developer of any one or more of the
covenants or conditions hereof shall apply solely to the default and defaults waived and
shall neither bar any other rights or remedies of City nor apply to any subsequent default
of any such or other covenants and conditions.
8. INSPECTION: Owner/Developer shall, immediately upon completion of any portion or
the entirety of said development of the Property as required by this Agreement or by City ordinance or
policy,notify the City Engineer and request the City Engineer's inspections and written approval of such
completed improvements or portion thereof in accordance with the terms and conditions of this
Agreement and all other ordinances of the City that apply to said Property.
9. REQUIREMENT FOR RECORDATION: City shall record this Agreement,including
all of the Exhibits, and submit proof of such recording to Owner/Developer, prior to the third reading of
the Meridian Zoning Ordinance in connection with the rezoning of the Property by the City Council. If
for any reason after such recordation, the City Council fails to adopt the ordinance in connection with
the annexation and zoning of the Property contemplated hereby, the City shall execute and record an
appropriate instrument of release of this Agreement.
10. ZONING: City shall, following recordation of the duly approved Agreement, enact a
valid and binding ordinance zoning the Property as specified herein.
11. SURETY OF PERFORMANCE: The City may also require surety bonds, irrevocable
letters of credit, cash deposits, certified check or negotiable bonds, as allowed under the UDC,to insure
the installation of required improvements, which the Owner/Developer agree to provide, if required by
the City.
12. CERTIFICATE OF OCCUPANCY: No Certificates of Occupancy shall be issued in
any phase in which the improvements have not been installed, completed, and accepted by the City, or
sufficient surety of performance is provided by Owner/Developer to the City in accordance with
Paragraph 11 above.
DEVELOPMENT AGREEMENT-ADDISON CIRCLE SUBDIVISION(H-2024-0040) PAGE 4 OF 7
13. ABIDE BY ALL CITY ORDINANCES: That Owner/Developer agree to abide by all
ordinances of the City of Meridian unless otherwise provided by this Agreement.
14. NOTICES: Any notice desired by the parties and/or required by this Agreement shall
be deemed delivered if and when personally delivered or three(3)days after deposit in the United States
Mail, registered or certified mail,postage prepaid, return receipt requested, addressed as follows:
CITY: with copy to:
City Clerk City Attorney
City of Meridian City of Meridian
33 E. Broadway Ave. 33 E. Broadway Avenue
Meridian, Idaho 83642 Meridian, Idaho 83642
OWNER/DEVELOPER:
Bear Hunter Holdings LLC
4429 Tails Down Road
Tetonia, Idaho 83452
14.1 A party shall have the right to change its address by delivering to the other party
a written notification thereof in accordance with the requirements of this section.
15. ATTORNEY FEES: Should any litigation be commenced between the parties hereto
concerning this Agreement, the prevailing party shall be entitled, in addition to any other relief as may
be granted, to court costs and reasonable attorney's fees as determined by a Court of competent
jurisdiction. This provision shall be deemed to be a separate contract between the parties and shall
survive any default, termination or forfeiture of this Agreement.
16. TIME IS OF THE ESSENCE: The parties hereto acknowledge and agree that time is
strictly of the essence with respect to each and every term, condition and provision hereof, and that the
failure to timely perform any of the obligations hereunder shall constitute a breach of and a default under
this Agreement by the other party so failing to perform.
17. BINDING UPON SUCCESSORS: This Agreement shall be binding upon and inure to
the benefit of the parties' respective heirs, successors, assigns and personal representatives, including
City's corporate authorities and their successors in office. This Agreement shall be binding on the
Owner/Developer, each subsequent owner and any other person acquiring an interest in the Property.
Nothing herein shall in any way prevent sale or alienation of the Property, or portions thereof, except
that any sale or alienation shall be subject to the provisions hereof and any successor owner or owners
shall be both benefited and bound by the conditions and restrictions herein expressed. City agrees,upon
written request of Owner and/or Developer, to execute appropriate and recordable evidence of
termination of this Agreement if City, in its sole and reasonable discretion, had determined that Owner
and/or Developer have fully performed their obligations under this Agreement.
18. INVALID PROVISION: If any provision of this Agreement is held not valid by a court
of competent jurisdiction, such provision shall be deemed to be excised from this Agreement and the
invalidity thereof shall not affect any of the other provisions contained herein.
19. DUTY TO ACT REASONABLY: Unless otherwise expressly provided, each party
shall act reasonably in giving any consent, approval, or taking any other action under this Agreement.
DEVELOPMENT AGREEMENT-ADDISON CIRCLE SUBDIVISION(H-2024-0040) PAGE 5 OF 7
20. REMOVED PROPERTY: The City is hereby authorized, in its sole discretion, to
remove a portion of the Property ("Removed Property") from this Agreement at any time,provided that
the City and the owner of the Removed Property concurrently enter into a modified development
agreement governing the development and use of the Removed Property. The remaining portion of the
Property, which has not been removed from this Agreement as described above, shall continue to be
bound by the terms of this Agreement.
21. COOPERATION OF THE PARTIES: In the event of any legal or equitable action or
other proceeding instituted by any third party (including a governmental entity or official) challenging
the validity of any provision in this Agreement, the parties agree to cooperate in defending such action
or proceeding.
22. FINAL AGREEMENT: This Agreement sets forth all promises, inducements,
agreements, condition and understandings between Owner/Developer and City relative to the subject
matter hereof, and there are no promises,agreements, conditions or understanding, either oral or written,
express or implied,between Owner/Developer and City,other than as are stated herein. Except as herein
otherwise provided,no subsequent alteration,amendment,change or addition to this Agreement shall be
binding upon the parties hereto unless reduced to writing and signed by them or their successors in
interest or their assigns, and pursuant, with respect to City, to a duly adopted ordinance or resolution of
City.
22.1 No condition governing the uses and/or conditions governing rezoning of the subject
Property herein provided for can be modified or amended without the approval of the
City Council after the City has conducted public hearing(s) in accordance with the notice
provisions provided for a zoning designation and/or amendment in force at the time of
the proposed amendment.
23. EFFECTIVE DATE OF AGREEMENT: This Agreement shall be effective upon
execution of the Mayor and City Clerk.
[end of text; acknowledgements, signatures and Exhibits A and B follow]
DEVELOPMENT AGREEMENT-ADDISON CIRCLE SUBDIVISION(H-2024-0040) PAGE 6 OF 7
EXHIBIT A
CENTURION ENGINEERS, INC.
Contact Information
Joseph D. Canning, PE/PLS
2323 S. Vista Ave Ste 206
Boise, ID 83705
Telephone 208.343.3381
jdcanning@centengr.com
May 30, 2024
Addison Circle Annexation and Re-Zone Description
A parcel of land situate in the northeast quarter of the northeast quarter of Section 33,Township 4 North, Range 1 West,
Boise Meridian,Ada County, Idaho,and being more particularly described as follows:
Commencing at the northeast corner of said Section 33; thence S00°03'54"W,795.41 feet along the easterly boundary of
said Section 33 and along the centerline of North Black Cat Road to a point which bears N00°03'54"E, 1,836.29 feet from
the east quarter corner of said Section 33,which is the Point of Beginning:
Thence S00°03'54"W, 312.46 feet along the easterly boundary of said Section 33 and the centerline of said North
Black Cat Road;
Thence N89°52'34"W, 279.72 feet along the northerly boundary of said Rapid Creek Subdivision No.2,and the
easterly extension thereof,as shown in Book 121, Pages 18950 through 18953, records of Ada County, Idaho to the
southeast corner of Oakcreek Subdivision No. 3,as shown in Book 106, Pages 14692 and 14693, records of Ada
County, Idaho;
Thence N06°15'53"E, 308.20 feet along the easterly boundary of said Oakcreek Subdivision No. 3,to the southerly
boundary of Lot 14, Block 7 of said Oakcreek Subdivision No. 3;
Thence N88°43'21"E, 246.50 feet along the southerly boundary of said Lot 14, Block 7 of said Oakcreek Subdivision
No. 3,to the Point of Beginning.
Comprising 1.87 acres, more or less. Q
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Legal Description Addison Circle Annexation and Re-Zone
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Addison Circle Subdivision
Annexation and Re-Zone Boundary 28 27
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CENTURION ENGINEERS. INC. 33 34
Consulting Engineers,Land Surveyors,Planners
2323 S.Vista Ave.Ste.206 1 Boise, ID 83705
208.343.33811 www.centengr.com MAY 30, 2024
F 5 PROJECT NO. HC11
NCINEE� ANNEXATION AND REZONE BOUNDARY
EXHIBIT B
CITY OF MERIDIAN
FINDINGS OF FACT,CONCLUSIONS OF LAW C�f[EFI
AND DECISION& ORDER
In the Matter of the Request for Annexation of 1.87-Acres of Land with an R-8 Zoning District;
and Preliminary Plat Consisting of Seven(7)Building Lots and One(1) Common Lot on 1.87-Acres
of Land for Addison Circle Subdivision,by Centurion Engineers,Inc.
Case No(s). H-2024-0040
For the City Council Hearing Date of: December 10,2024(Findings on December 17,2024)
A. Findings of Fact
1. Hearing Facts(see attached Staff Report for the hearing date of December 10, 2024, incorporated
by reference)
2. Process Facts(see attached Staff Report for the hearing date of December 10,2024, incorporated
by reference)
3. Application and Property Facts (see attached Staff Report for the hearing date of December 10,
2024, incorporated by reference)
4. Required Findings per the Unified Development Code(see attached Staff Report for the hearing
date of December 10, 2024,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. §67-6503).
2. The Meridian City Council takes judicial notice of its Unified Development Code codified as
Title 11 Meridian City Code, and all current zoning maps thereof. The City of Meridian has,by
ordinance, established the Impact Area and the Comprehensive Plan of the City of Meridian,
which was adopted December 17,2019,Resolution No. 19-2179 and Maps.
3. The conditions shall be reviewable by the City Council pursuant to Meridian City Code § 11-5A.
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
Community Development Department,the Public Works Department and any affected party
requesting notice.
7. That this approval is subject to the Conditions of Approval all in the attached Staff Report for the
hearing date of December 10,2024, incorporated by reference. The conditions are concluded to
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR ADDISON CIRCLE AZ PP H-2024-0040 - I -
be reasonable and the applicant shall meet such requirements as a condition of approval of the
application.
C. Decision and Order
Pursuant to the City Council's authority as provided in Meridian City Code § 11-5A and based upon
the above and foregoing Findings of Fact which are herein adopted, it is hereby ordered that:
1. The applicant's request for annexation&zoning and preliminary plat is hereby approved per
the conditions of approval in the Staff Report for the hearing date of December 10,2024,
attached as Exhibit A.
D. Notice of Applicable Time Limits
Notice of Preliminary Plat Duration
Please take notice that approval of a preliminary plat,combined preliminary and final plat, or
short plat shall become null and void if the applicant fails to obtain the city engineer's signature
on the final plat within two(2)years of the approval of the preliminary plat or the combined
preliminary and final plat or short plat(UDC 11-6B-7A).
In the event that the development of the preliminary plat is made in successive phases in an
orderly and reasonable manner, and conforms substantially to the approved preliminary plat,
such segments,if submitted within successive intervals of two(2)years,may be considered for
final approval without resubmission for preliminary plat approval(UDC 11-613-713).
Upon written request and filed by the applicant prior to the termination of the period in accord
with 11-6B-7.A,the Director may authorize a single extension of time to obtain the City
Engineer's signature on the final plat not to exceed two(2)years.Additional time extensions up
to two(2)years as determined and approved by the City Council may be granted. With all
extensions,the Director or City Council may require the preliminary plat, combined
preliminary and final plat or short plat to comply with the current provisions of Meridian City
Code Title 11. If the above timetable is not met and the applicant does not receive a time
extension,the property shall be required to go through the platting procedure again(UDC 11-
613-7C).
Notice of Development Agreement Duration
The city and/or an applicant may request a development agreement or a modification to a
development agreement consistent with Idaho Code section 67-6511A. The development
agreement may be initiated by the city or applicant as part of a request for annexation and/or
rezone at any time prior to the adoption of findings for such request.
A development agreement may be modified by the city or an affected party of the development
agreement. Decision on the development agreement modification is made by the city council in
accord with this chapter. When approved, said development agreement shall be signed by the
property owner(s)and returned to the city within six(6)months of the city council granting the
modification.
A modification to the development agreement may be initiated prior to signature of the
agreement by all parties and/or may be requested to extend the time allowed for the agreement
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR ADDISON CIRCLE AZ PP H-2024-0040 -2-
to be signed and returned to the city if filed prior to the end of the six(6)month approval
period.
E. Judicial Review
Pursuant to Idaho Code § 67-652 1(1)(d),if this final decision concerns a matter enumerated in Idaho
Code § 67-6521(1)(a), an affected person aggrieved by this final decision may,within twenty-eight
(28)days after all remedies have been exhausted, including requesting reconsideration of this final
decision as provided by Meridian City Code § 1-7-10, seek judicial review of this final decision as
provided by chapter 52,title 67, Idaho Code. This notice is provided as a courtesy; the City of
Meridian does not admit by this notice that this decision is subject to judicial review under LLUPA.
F. Notice of Right to Regulatory Takings Analysis
Pursuant to Idaho Code §§ 67-652 1(1)(d) and 67-8003, an owner of private property that is the
subject of a final decision may submit a written request with the Meridian City Clerk for a regulatory
takings analysis.
G. Attached: Staff Report for the hearing date of December 10,2024
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR ADDISON CIRCLE AZ PP H-2024-0040 -3-
17th
By action of the City Council at its regular meeting held on the day of December
2024.
COUNCIL PRESIDENT LUKE CAVENER VOTED AYE
COUNCIL VICE PRESIDENT LIZ STRADER VOTED AYE
COUNCIL MEMBER DOUG TAYLOR VOTED AYE
COUNCIL MEMBER JOHN OVERTON VOTEDAYE
COUNCIL MEMBER ANNE LITTLE ROBERTS VOTED AYE
COUNCIL MEMBER BRIAN WHITLOCK VOTED AYE
MAYOR ROBERT SIMISON VOTED
(TIE BREAKER)
Mayor Robert i ison 12-17-2024
Attest:
� SF,AL
Chris Johnson 12-17-2024
City Clerk
Copy served upon Applicant, Community Development Department,Public Works Department and City
Attorney.
By. Cha&ycWM Dated: 12-17-2024
City Clerk's Office
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR ADDISON CIRCLE AZ PP H-2024-0040 -4-
COMMUNITY DEVELOPMENT �-
DEPARTMENT REPORT
HEARING 12/10/2024
DATE: rZT
��
TO: Mayor& City Council
FROM: Sonya Allen,Associate Planner
j
208-884-5533
sallen meridiancity.or � �
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APPLICANT: David Crawford,Centurion Engineers, 613
f -
Inc. ,
SUBJECT: H-2024-0040 Legend
Addison Circle Subdivision O Project Location
Area of Impact
LOCATION: 4535 N. Black Cat Rd. in the NE 1/4 of 't= City Limits ----
Section 33, TAN., R.1 W. (Parcel Q ,analysis
#SO433110460)
I. PROJECT OVERVIEW
A. Summary
Annexation of 1.87-acres of land with an R-8 zoning district; and preliminary plat consisting of
seven (7) building lots and one(1) common lot on 1.87-acres of land.
B. Issues/Waivers
Council approval of the dead-end street is required as it exceeds the maximum length standard in
UDC 11-6C-3B.4a of 500-feet at 545-feet.
C. Recommendation
Staff. Approval with the conditions in Section IV below.
Commission: Approval as recommended by Staff
D. Decision
City Council: Approved
City of Meridian I Department Report I. Project Overview
11. COMMUNITY METRICS
Table 1•Land Use
Description Details Map Ref.
Existing Land Use(s) Vacant/undeveloped -
Proposed Land Uses Single-family residential -
Existing Zoning RUT in Ada County VILA.2
Proposed Zoning R-8 (Medium Density Residential)
Adopted FLUM Designation Medium Density Residential(MDR) VILA.3
Table 2: Process Facts
Description Details
Preapplication Meeting date 8/14/2024
Neighborhood Meeting 6/24/2024
Site posting date 10/1/2024
Table 3: Community Metrics
Agency/Element Description/Issue Reference
Ada County Highway District Error!
Reference
source not
found.
• Comments Received Yes -
• Commission Action Required No -
• Access W. Torana St.,a local street -
Meridian Fire No comments received
Meridian Police No comments received Error!
Reference
source not
found.
Meridian Public Works Wastewater
• Distance to Mainline Available at site
• Impacts or Concerns See Public Works site specific conditions
Meridian Public Works Water
• Distance to Mainline Available at site
• Impacts or Concerns None—ensure no trees are located within 10'of the water
meter.
School District(s) No comments received
Note: See section IV. City/Agency Comments &Conditions for comments received.
City of Meridian I Department Report 11. Community Metrics
III. STAFF ANALYSIS
Comprehensive Plan and Unified Development Code(UDC)
A. General Overview
The subject property is currently zoned RUT in Ada County and designated as Medium Density
Residential(MDR)on the Future Land Use Map (FLUM)contained in the City's Comprehensive
Plan. The MDR designation allows for dwellings units at gross densities of three(3)to eight(8)
dwelling units per acre.
The Applicant proposes to annex the property into the City with R-8 zoning and subdivide it into
seven(7)building lots for the development of single-family residential detached homes at a gross
density of 3.74 units per acre consistent with the use and density desired in the MDR designation
in the Comprehensive Plan. The proposed R-8 zoning is consistent with the zoning of adjacent
surrounding properties, also zoned R-8. Staff recommends a Development Agreement(DA)is
required as a provision of annexation that includes the provisions in Section IV.
Lots in the proposed subdivision range in size from 4,399 to 7,157 square feet(s.f.)with homes
ranging in size from 1,872 to 2,265 s.f.
The subject property is an enclave, surrounded by City annexed land on the abutting three(3)
sides. Comprehensive Plan policy#3.03.01E encourages infill development.
Table 4:Proiect Overview
Description Details
History None
Phasing Plan 1 phase
Residential Units (7)single-family detached units
Open Space None required
Amenities None required
Physical Features None
Acreage 1.87-acres
Lots 7 building/1 common
Density 3.74 units/acre(gross)
B. History
None
C. Site Development and Use Analysis
1. Existing Structures/Site Improvements (UDC 11-1):
There is an existing home and accessory structures on the site that will be removed with
development. These structures are required to be removed prior to the City Engineer's
signature on the final plat.
The existing well is required to be abandoned; proof of abandonment must be provided
to the City Public Works Department. The well may be used for pressurized irrigation
purposes.
2. Proposed Use Analysis (UDC 11-2):
The proposed single-family residential detached dwellings are listed as a principal permitted
in the R-8 zoning district,per UDC Table 11-2A-2.
3. Dimensional Standards (UDC 11-2):
Future development is required to comply with the dimensional standards for the R-8 zoning
district listed in UDC Table 11-2A-6.
City of Meridian I Department Report 111. Staff Analysis
The proposed lots comply with the minimum property size standard of 4,000 s.£ and the
minimum street frontage of 40-feet.Future structures on the proposed lots must comply with
the minimum setback requirements and maximum building height for the district.
The proposed development is consistent with Comprehensive Plan policy#3.03.04B: `Ensure
existing county enclaves provide necessary urban-level transportation and utility infrastructure
as part of the annexation process."
D. Design Standards Analysis
1. Qualified Open Space&Amenities (Comp Plan, UDC 11-3G):
Because the site is below five(5) acres in size, it's exempt from the common open space and
site amenity standards listed in UDC 11-3G.
2. Landscaping (UDC 11-3B):
i. Landscape buffers along streets
A minimum 25-foot wide street buffer is required along N. Black Cat Rd., an arterial
street, landscaped with a variety of trees, shrubs, lawn or other vegetative groundcover as
set forth in UDC 11-313-7C. The buffer should be measured from the ultimate back of
curb location as anticipated by ACHD. Calculations should be included on a revised
landscape plan that demonstrates compliance with the required standards.
If the unimproved street right-of-way is ten (10)feet or greater from the edge of
pavement to edge of sidewalk or property line,the developer is required to maintain
a ten-foot compacted shoulder meeting the construction standards of the
transportation authority and landscape the remainder with lawn or other vegetative
ground cover; landscaping improvements within the right-of-way shall require a
license agreement between the property owner and the transportation authority per
UDC 11-3B-7C.5.
ii. Tree preservation
Existing trees 4-inch caliper or greater that are removed from the site during development
may require mitigation(see UDC 11-3B-10 for more information).
There are some large existing deciduous and coniferous trees on the site around the
existing home that will likely need to be removed with development.1flelude
mitigation information and ealeulations on the A revised landscape plan was
submitted, along with a tree health assessment letter,that notes a total of 99.5
caliper inches of trees are required for mitigation that demonstrates compliance
with the standards in UDC 11-3B-10.C.5.
iii. Storm integration
Stormwater integration is required in accord with the standards listed in UDC 11-3B-
11C. A Geotechnical Investigation report was submitted with this application.
iv. Pathway landscaping
No pathways are proposed;however, Staff recommends a micro-path connection is
provided between the sidewalks along W.Torano Ct. and N.Black Cat Rd.,which
requires a minimum 5-foot wide strip of landscaping along each side of the pathway
with landscaping in accord with the standards listed in UDC 11-3B-12C.Include
calculations that demonstrate compliance with the required standards.
3. Parking (UDC 11-3C):
i. Residential parking analysis
City of Meridian I Department Report III. Staff Analysis
Off-street vehicle parking is required to be provided for residential uses based on the
number of bedrooms per unit(see UDC Table 11-3C-6 for more information). On-street
vehicle parking is also available as extra parking to serve residents and guests.
4. Building Elevations (Comp Plan,Architectural Standards Manual):
Three(3)color conceptual building elevations were submitted for the proposed single-family
detached structures within the development as shown in Section VII.G. Building materials are
proposed to consist of a mix of horizontal cottage lap,vertical board&batten and shake lap
hardi-board siding with stone and brick wainscot accents and 30-year architectural shingles.
Design review is not required for single-family detached structures; however,because
structures on Lots 3 and 5,Block 1 will be highly visible from N.Black Cat Rd.,an
arterial street, Staff does recommend that the sides of homes on these lots incorporate
articulation through changes in two or more of the following: modulation(e.g.
projections,recesses, step-backs,pop-outs),bays,banding,porches,balconies,material
types,or other integrated architectural elements to break up monotonous wall planes
and roof lines that are visible from the subject public street.Single-story structures are
exempt from this requirement.
5. Fencing (UDC 11-3A-6, 11-3A-7):
Existing fencing is depicted on the landscape plan;new fencing is not depicted. The UDC
(11-3A-7A.7)requires the developer to construct fencing abutting pathways and common
open space lots to distinguish common from private areas. Therefore,fencing should be
depicted on a revised landscape plan along the back side of the street buffer along N.
Black Cat Rd.and along the northern and southern property boundaries adjacent to
common open space in adjacent developments if the existing fencing is removed,in
accord with the standards in UDC 11-3A-7A.
6. Parkways (Comp Plan, UDC 11-3A-17):
Parkways are not proposed within the development,nor are they required.
The proposed development is consistent with the following Comprehensive Plan policies:
• #2.02.02C: Support infill development that does not negatively impact the abutting,
existing development.
• #2.02.02F:Ensure that new development within existing residential neighborhoods is
cohesive and complementary in design and construction.
• #3.07.01C:Require appropriate landscaping, buffers, and noise mitigation with new
development along transportation corridors (setback, vegetation, low walls, berms, etc.).
E. Transportation Analysis
The following information on planned improvements in the area and level of service planning
thresholds for Black Cat Rd. is from the ACHD report:
City of Meridian I Department Report 111. Staff Analysis
ACHD Planned Improvements
1. Capital Improvements Plan (CIP)!Integrated Five Year Work Plan (IFYWP):
• The intersection of Black Cat Road and McMillan Road is scheduled in the IFYWP to be
reconstructed as a multi-lane roundabout with 2-lanes on the north leg, 2-lanes on the south,
1-lane east, and 1-lane on the west leg in 2028.
• Black Cat Road and Bridge#1394 is scheduled in the IFYWP to be reconstructed and widened
in 2028.
• Black Cat Road is listed in the CIP to be widened to 5-lanes from Ustick Road to McMillan
Road between 2031 and 2035.
• McMillan Road is listed in the CIP to be widened to 3-lanes from Black Cat Road to Ten Mile
Road between 2031 and 2035.
• McMillan Road is listed in the CIP to be widened to 3-lanes from McDermott Road to Black
Cat Road between 2036 and 2040.
Level of Service Planning Thresholds
1. Condition of Area Roadways
Traffic Count is based on Vehicles per hour(VPH)
Roadway Frontage Functional PM Peak Hour PM Peak Hour
Classification Traffic Count Level of Service
Black Cat Road 312-feet Minor Arterial 471 Better than"E"
**Torana Street 50-feet Local NIA N/A
*Acceptable level of service for a two-lane minor arterial is"E"(575 VPH).
**ACHD does not set level of service thresholds for local streets.
ACHD is requiring additional right-of-way(ROW)to be dedicated for the expansion of N. Black
Cat Rd.,totaling 50-feet from the centerline of the road abutting the site. A Traffic Impact Study
was not required. Public transit is not available to this site.
1. Access (Comp Plan, UDC 11-3A-3, UDC 11-3H-4):
Access is proposed via the extension of W. Torana St., an existing local stub street, at the
west boundary of the site; direct access is not proposed or allowed via N. Black Cat Rd.
2. Multiuse Pathways (UDC 11-3A-5):
No multi-use pathways are proposed, and none are required per the Pathways Master Plan.
3. Pathways (Comp Plan, UDC 11-3A-8):
No pathways are proposed;however, Staff recommends a sidewalk connection is provided
between the sidewalks along the W.Torana St. cul-de-sac and N.Black Cat for
pedestrian connectivity and in accord with UDC 11-6C-3B.4b,which requires a
pedestrian connection due to the length of the dead-end street(i.e.W.Torana St.).
4. Sidewalks (UDC 11-3A-17):
All sidewalks are required to comply with the standards listed in UDC 11-3A-17. A 5-foot
wide attached sidewalk is proposed along W. Torana St., a local street, and a 5-foot wide
detached sidewalk is proposed along N. Black Cat Rd. an arterial street, in accord with the
required standards.Note:Because a 5-foot wide sidewalk exists to the north and south, Staff
does not recommend a 10 foot wide sidewalk is required.
The sidewalk to the north of this site along N. Black Cat Rd. does not extend all the way to
the subject property—it stops at the common lot in Oakcreek Subdivision where the West
Tap Sublateral/Settlers Northside Canal is located(see photo below). There is an asphalt
City of Meridian I Department Report III. Staff Analysis
pathway that exists on the northern portion of the common lot but stops at the south side of
the headgate,creating a 15+/-gap. Staff recommends as a provision of annexation in the
DA that an asphalt pathway is constructed off-site to the north to the existing pathway.
This recommendation is supported by the following Comprehensive Plan policies:
• #6.01.01I, Work with Ada County Highway District(ACHD) to identify gaps in the
sidewalk system and pursue sidewalk construction for existing substandard streets.
• #6.01.02D, Consider needed sidewalk,pathway, landscaping, and lighting improvements
with all land use decisions.
- - a
5. Subdivision Regulations (UDC 11-6):
i. Dead end streets
At 545-feet,the proposed street(W. Torana St.)exceeds the maximum length standard of
500-feet for dead-end streets in UDC 11-6C-3B.4a.
Per UDC 11-6C-3B.4b, Council may approve a dead-end street up to 750-feet in length
where an emergency access is proposed or where there is a physical barrier such as an
arterial roadway; and where a pedestrian connection is provided from the street to an
adjacent existing or planned pedestrian facility.
In this case, an arterial street(i.e.N. Black Cat Rd.)abuts this site to the east creating a
physical barrier. If Council approves the length of the proposed street, Staff
recommends a pedestrian connection is provided from the sidewalk along N.Black
Cat Rd.through the common area to the sidewalk along W.Torana St.
ii. Block face
The proposed block faces comply with UDC standards for such.
The proposed development is consistent with Comprehensive Plan policy#3.03.04B, "Ensure
existing county enclaves provide necessary urban-level transportation and utility infrastructure
as part of the annexation process."
F. Services Analysis
See Service Accessibility Report in Section VILC below.
1. Waterways (Comp Plan, UDC 11-3A-6):
All waterways, except natural waterways,are required to be piped unless improved as a water
amenity or linear open space, in which case they may be left open,as set forth in UDC 1I-
3A-6.
There is an open canal(i.e.West Tap Sublateral/Settlers Northside Canal)that runs alongside
this property on the abutting property to the north that is on a common lot in Oakcreek
Subdivision No. 3.
City of Meridian I Department Report III. Staff Analysis
2. Pressurized Irrigation(UDC 11-3A-15):
Underground pressurized irrigation water is required to be provided in each development as
set forth in UDC 11-3A-15.
3. Storm Drainage (UDC 11-3A-18):
An adequate storm drainage system is required in accord with the adopted standards,
specifications and ordinances; design and construction shall follow Best Management
Practice as adopted by the City per UDC 11-3A-18.
4. Utilities (Comp Plan, UDC 11-3A-21):
All utilities for the proposed development are required to be installed in accord with the
standards listed in UDC 11-3A-21.
Water and sewer service are available at the site. Main lines are required to be extended to
and through the subject property with development. The developer should coordinate main
size and routing with the Public Works Dept. and execute standard forms of easements for
any mains that are required to provide service.
The proposed development is consistent with Comprehensive Plan policy#2.02.02,Maximize
public services by prioritizing infill development of vacant and underdeveloped parcels within the
City over parcels on the fringe.
IV. CITY/AGENCY COMMENTS& CONDITIONS
A. Meridian Planning Division
1. A Development Agreement(DA)is required as a provision of annexation of this property.
Prior to approval of the annexation ordinance, a DA shall be entered into between the City of
Meridian,the property owner(s) at the time of annexation ordinance adoption,and the
developer. A final plat shall not be submitted until the DA and Ordinance is approved by City
Council.
Currently, a fee of$303.00 shall be paid by the Applicant to the Planning Division prior to
commencement of the DA. The DA shall be signed by the property owner and returned to the
Planning Division within six(6)months of the City Council granting the annexation. The DA
shall, at minimum,incorporate the following provisions IF City Council determines
annexation is in the best interest of the City:
i. Future development of this site shall be generally consistent with the preliminary plat and
conceptual building elevations included in Section VII and the provisions contained
herein.
ii. The existing well on the site shall be abandoned and proof of abandonment shall be
provided to the City Public Works Department. The well may be used for pressurized
irrigation purposes.
iii. The sides of homes on lots that face N. Black Cat Rd. (i.e. Lots 3 and 5,Block 1) shall
incorporate articulation through changes in two or more of the following: modulation
(e.g. projections,recesses, step-backs,pop-outs),bays,banding,porches,balconies,
material types,or other integrated architectural elements to break up monotonous wall
planes and roof lines that are visible from the subject public street.Single-story structures
are exempt from this requirement.
iv. The Developer/Owner shall construct a 5-foot wide detached asphalt pathway off-site to
the north along N. Black Cat Road across Lot 14,Block 7, Oakcreek Subdivision No. 3 to
the existing asphalt pathway.
City of Meridian I Department Report IV. City/Agency Comments &Conditions
2. The final plat shall include the following revisions:
i. Depict a minimum 25-feet street buffer along N. Black Cat Rd. on a common lot or a
permanent dedicated buffer easement with a note that it will be maintained by the
property owner or homeowner's association, as set forth in UDC 11-313-7C.2a. The
buffer shall be measured from the ultimate back of curb location as anticipated by
ACHD.
ii. Include a note that prohibits direct lot access via N. Black Cat Rd.
3. The landscape plan submitted with the final plat application shall include the following
revisions:
i. Depict a minimum 25-foot wide street buffer along N. Black Cat Rd., an arterial street,
measured from the ultimate curb location as anticipated by ACHD,landscaped with a
variety of trees, shrubs, lawn,or other vegetative ground cover that complies with the
updated standards listed in UDC 11-313-7C.3.Lawn and other grasses requiring regular
mowing shall comprise no more than sixty-five(65)percent of the vegetated coverage of
a landscape buffer; all other vegetated coverage shall be mulched and treated as
planting area for shrubs or other vegetative cover.Areas along required walls and closed
vision fences should generally be reserved for planting beds with a minimum of one(1)
shrub per seven (7) lineal feet of frontage. Include calculations that demonstrate
compliance with the required standards. Depict the future back of curb location as
anticipated by ACHD.
ii. Depict a 5-foot wide detached asphalt pathway off-site to the north along N. Black Cat
Rd.to the existing asphalt pathway.
iii. Depict a minimum 5-foot wide micro-path connection between the sidewalks along W.
Torano Ct. and N. Black Cat Rd. with landscaping in accord with the standards listed in
UDC 11-3B-I2C. Include calculations that demonstrate compliance with the required
standards.
iv. Depict fencing along the back side of the street buffer along N. Black Cat Rd. and along
the northern and southern property boundaries adjacent to common open space in
adjacent developments if the existing fencing is removed,in accord with the standards in
UDC 11-3A-7A.
v. Ensure no trees are located within 10' of the water meter.
vi. Depict mitigation trees and calculations for all existing healthy trees four-inch caliper or
greater that are removed from the site in accord with the standards listed in UDC 11-313-
1 OC.5. Include calculations that demonstrate compliance with the required standards.
vii. If the unimproved street right-of-way is ten(10) feet or greater from the edge of
pavement to edge of sidewalk or property line,the developer is required to maintain a
ten-foot compacted shoulder meeting the construction standards of the transportation
authority and landscape the remainder with lawn or other vegetative ground cover;
landscaping improvements within the right-of-way shall require a license agreement
between the property owner and the transportation authority per UDC 11-3B-7C.5.
City of Meridian I Department Report IV. City/Agency Comments &Conditions
4. Stormwater integration shall comply with the standards listed in UDC 11-313-11C.
5. All existing structures shall be removed from the site prior to the City Engineer's signature on
the final plat.
6. The preliminary plat shall become null and void if the Applicant fails to obtain the City
Engineer's signature on the final plat within two(2)years of the approval of the preliminary
plat as set forth in UDC 11-6B-7A; or obtain approval of a time extension as set forth in UDC
11-6B-7C.
See the Agency Comments folder contained in the project file in the public record for other
City Department and Agency comments and conditions: (copy the link into a separate
browser)
https:llweblink.meridianciU.oLglWebLinkIBrowse.aspx?id=358518&dbid=0&repo=Meridian Cit
X
V. FINDINGS
A. Annexation and/or Rezone(UDC 11-513-3E)
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 City Council finds the proposed map amendment and development plan complies with the
applicable provisions of the Comprehensive Plan as noted.
2. The map amendment complies with the regulations outlined for the proposed district,
specifically the purpose statement;
The City Council finds the proposed amendment complies with the regulations outlined for
the proposed districts, including the purpose statement.
3. The map amendment shall not be materially detrimental to the public health, safety, and
welfare;
The City Council finds the proposed map amendment should not be materially detrimental to
the public health, safety and welfare.
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
The City Council finds the proposed map amendment should not result in an adverse impact
on the delivery of services by any political subdivision providing public services within the
City including, but not limited to, school districts.
5. The annexation(as applicable)is in the best interest of city.
The City Council finds the proposed annexation is in the best interest of the City as it will
reduce enclaves in the City and will provide for more efficient provision of City services.
B. Preliminary Plat(UDC-6B-6)
In consideration of a preliminary plat,combined preliminary and final plat, or short plat, the
decision-making body shall make the following findings:
City of Meridian I Department Report V. Findings
1. The plat is in conformance with the comprehensive plan and is consistent with this unified
development code;
The City Council finds the proposed plat is in conformance with the Comprehensive Plan and
will be consistent with the UDC if the Applicant complies with the above-noted conditions.
2. Public services are available or can be made available and are adequate to accommodate the
proposed development;
The City Council finds public services are currently being extended to serve the site and will
be adequate to accommodate the proposed development.
3. The plat is in conformance with scheduled public improvements in accord with the city's
capital improvement program;
The City Council finds the proposed plat is in conformance with scheduled public
improvements in accord with the City's CIP.
4. There is public financial capability of supporting services for the proposed development;
The City Council finds there is public financial capability of supporting services for the
proposed development.
5. The development will not be detrimental to the public health, safety or general welfare; and
The City Council finds the proposed development will not be detrimental to the public health,
safety or general welfare.
6. The development preserves significant natural, scenic or historic features.
The City Council is unaware of any significant natural, scenic or historic features that need
to be preserved with this development.
VI. ACTION
A. Staff:
Approval of the proposed annexation with the requirement of a Development Agreement that
includes the provisions in Section IV; and approval of the proposed preliminary plat with the
conditions in Section IV.
B. Commission:
The Meridian Planning&Zoning Commission heard these items on November 7`h.At the public
hearing,the Commission moved to recommend approval of the subject AZ and PP requests.
1. Summary of Commission public hearing_
a. In favor: Robert Renteria,Applicant;Anna Canning,Centurion Engineers(Applicant's
Representative)
b. In opposition: None
C. Commenting. None
d. Written testimony: David Crawford, Centurion Engineers Representative)
e. Staff presenting application: Bill Parsons
f. Other Staff commenting on application: None
2. Key issue(s)of public testimony
a. The Applicant submitted a letter agreeing with the staff report conditions.
3. Key issue(s)of discussion by Commission.
a. None
4. Commission change(s)to Staff recommendation:
a. None
5. Outstandin issue(s)ssue(s) for City Council:
City of Meridian I Department Report VI.Action
a. Council approval of the dead-end street is required as it exceeds the maximum length
standard of 500' at 545'.
C. City Council:
The Meridian City Council heard these items on December 101h.At the public hearing,the Council
moved to approve the subject AZ and PP requests.
1. Summary of City Council public hearing_
a. In favor: David Crawford, Centurion Engineers(Aolicant's Representative)
b. In opposition:None
C. Commenting
d. Written testimony:None
e. Staff presenting application: Sonya Allen
f. Other Staff commenting on application:None
2. Key issue(s)of public testimony
a. None
3. Key issue(s)of discussion by City Council:
a. None
4. City Council change(s)to Commission recommendation:
a. Council approved the extended length of 545' for the dead-end street.
City of Meridian I Department Report VI.Action
VII. EXHIBITS
A. Project Area Maps
(link to Project Overview)
1. Aerial
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2. Zoning Map
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City of Meridian I Department Report VII. Exhibits
3. Future Land Use
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4. Planned Development Map
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- Planned Parcels
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City of Meridian I Department Report VII. Exhibits
B. Subject Site Photos
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Looking northwest from N. Black Cat Rd.
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Looking southwest from N. Black Cat Rd.
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Aerial view of property
City of Meridian I Department Report VII. Exhibits
C. Service Accessibility Report
PARCEL S 433'110460 SERVICE ACCESSIBILITY
Overall Score: 17 5th Percentile
Location Within V2 mile of City Limits YEU0W
Extension Sewer Trunkshed mains< 500 ft.from parcel GREEN
Flaodplain Either not within the 100 yrfloodplain or > 2 acres GREEN
Emergency Services Fire Response time 5-1)min.
Emergency Services Police Meets response time goals most of the time GREEN
Pathways Within 114 mile of current pathways GREEN
Transit Not within 1/4 of current or future transit route RED
Ultimate configuration(#of lanes in master streets
Arterial Road Buildout Status plan) >existing (#of lanes)&road IS NOT in 5 yrwork FLED
plan M&
School Walking Proximity From 1I2 to 1 mile walking YELLOW
School Drivability Not within 2 miles driving of existing or future school
Park Walkability No park within walking distance by park type
RRye ncraratFd nn 11-M- 67d hvMFBIn15MaaIIFn
City of Meridian I Department Report VII. Exhibits
D. Annexation & Zoning Legal Description and Exhibit Map
ClENTURION ENGINEERS, INC.
Contact Information
Josep4i U. fanning, PEMLS
2323 5_ Vista Ave Ste 205
Boise, ID 63705
Telephone 209.343.3391
jdcanning@centengr.cam
May 20,2024
Addison Circle Annexation and Re-Zone description
A parcel of land situate in the northeast quarter of the northeast quarter of Section 33,Township 4 North,Range 1 West
poise Meridian,Ada County, Idaho,and being more particularly described as follows:
Commencing at the northeast corner of said Section 33; thence SQV03'54W,795.41 feet along the easterly boundary of
said Section 33 and alungthe centerline of North Black Cat Ruadto a point which hears N00'03'541,1.836.29 feet from
the east quarter corner of sa id 5ecti an 33,whic h is the Point of Beginni ng:
Thence S00°0154*W,312.45 feet along the easterly boundary of said Section 33 and the centerline of said North
Black Cat Ruad,
Theme N99'S2'34"W.279,72 feet along the northerly houndary of said Rapid Creek Subdivision No_2,and the
easterly extension thereof,as shown in Book 121,Pages 18950 through 18953, records of Ada Countkr Idaho to the
southeast comer of Oakcreek Subdivision No.3,as shDwri in Book 106,Pages 14592 and 14693,records of Ada
County,Idaho;
Thence N06*15'S3"E,348,20feet along the easterly boundary of said Oakcreek Subdivision No.3,to the southerly
boundary of Lot 14,Bloc 7 of said 09kcreek Subdivision No_3;
Thence N88°43'21"E,246.50 feet along the southerly boundary of said Lot 14,Block 7 of said Oaktreek Subdivisiod
No.3,to the Point of goo nning.
Comprising 1.V acres,more or less- p
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Legal Cescription Addison Circle Annexation and Re-Zane
Page 1 of 1 C°ov elm
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City of Meridian Department Report VII. Exhibits
Addison Circle Subdivision
Annexation and Re-Zone Boundary 28 127
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City of Meridian I Department Report VII. Exhibits
E. Preliminary Plat(date: 5/13/2024)
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