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Home My WebLink AboutTree Farm MI DA Tara Green From: Sent: To: Cc: Subject: Tara Green Tuesday. February 13, 2007 9:02 AM Michelle Albertson Will Berg RE: MI 06- 010, MI 06-011 Got confirmation from Trever Oakey this am that the DA is okay to replace those pages. Thanks, Tara -----Original Message--.-- From: Michelle Albertson Sent: Monday, February 12,20072:46 PM To: joec@jayker.com Cc: Tara Green Subject: RE: MI 06- 010, MI 06-011 Joe - You are absolutely correct Council did modify the staff report to allow the mobile office to remain for five years. Sorry for the confusion. Attached is the corrected version. If you could have Mr. O'Neill, or someone from his office, contact Tara Green, Deputy City Clerk at 884-2468, ext. 210 or greent@meridiancity.org to let her know that they approve of the change, she will replace pages two and three with the correct information and it will remain on the Council Agenda for tomorrow night Please let me know if you have any questions. Michelle Albertson, Paralegal Meridian City Attorney's Office 703 N. Main Streeet Meridian, 10 83642 (208) 898-5506 albertsm@meridiancity.org -----Original Messsge---- From: Joe Carter [mailto:joec@jayker.com] Sent: Monday, February 12, 2007 10:59 AM To: Michelle Albertson Subject: MI 06- 010, MI 06-011 Hi Michele, Attached is the wording we discussed. Please let me know if there is more that I can do to help this along. Thank you Joe Carter 1 Jayker Wholesale Nursery, Inc. 208-887 -1790 2 Tara Green From: Sent: To: Cc: Subject: Michelle Albertson Monday, February 12, 20072:46 PM joeC@jayker.com Tara Green RE: MI 06- 010, MI 06-011 Attachments: Tree Farm Addendum.doc ~1J [51 Tree Farm ldum.doc (76 Joe - You are absolutely correct Council did modify the staff report to allow the mobile office to remain for five years. Sorry for the confusion. Attached is the corrected version. If you could have Mr. O'Neill, or someone from his office, contact Tara Green, Deputy City Clerk at 884-2468, ext. 210 or greent@meridiancity.org to let her know that they approve of the change, she will replace pages two and three with the correct information and it will remain on the Council Agenda for tomorrow night Please let me know if you have any questions. Michelle Albertson, Paralegal Meridian City Attorney's Office 703 N. Main Streeet Meridian, 10 83642 (208) 898-5506 albertsm@meridiancity.org --Original Message---- From: Joe Carter [mailto:joec@jayker.com] Sent: Monday, February 12, 2007 10:59 AM To: Michelle Albertson Subject: MI 06- 010, MI 06-011 Hi Michele, Attached is the wording we discussed. Please let me know if there is more that I can do to help this along. Thank you Joe Carter Jayker Wholesale Nursery, Inc. 208-887 -1790 1 FIRST ADDENDUM TO DEVELOPMENT AGREEMENT PARTIES: 1. 2. City of Meridian Treehaven, LLC, Owner/Developer The following is an addendum to that certain DEVELOPMENT AGREEMENT, entered into on the 23rd day of August, 2006. This addendum is made and entered into this day of , 2007, by and between CITY OF MERIDIAN, a municipal corporation of the State ofIdaho, hereafter called "CITY', and Treehaven, LLC, whose address is 2242 East Riverwalk Street, Suite 200, Boise, Idaho, 83706, hereinafter called "OWNERlDEVELOPER". OWNER/DEVELOPER agrees to be bound by the terms of the original Development Agreement (instrument # I 06151218), on the land described in Exhibit "A", except as specifically as follows: 1. The parties hereto agree that the development of the property described in Exhibit "A" shall be in accordance with the terms ofthe above described Development Agreement, entered into on the 23rd day of August, 2006, and recorded on September 21,2006 as instrument #106151218, Exhibit "B", or those City ordinances in effect at that time any subsequent conditional use application is filed, whichever are more restrictive. 2. That the requirements and restrictions of the above described Development Agreement, Exhibit "B" be modified as follows: a. The Development Agreement shall incorporate the property as in attached Exhibit "C" in the existing DA and that all conditions and terms of the existing Development Agreement, (instrument # 106151218) shall apply to the property as in attached Exhibit "C". b. That Section 5.1 be replaced with the following: 5.1 "All future development of the Property shall be constructed in accordance with the UDC as it exists on the date of this Agreement; provided, however, that uses may be expanded but not limited by any future amendment to the UDC, and the existing tree farm nursery may continue to operate as it presently exists on the Property, including all existing structures and access points. In addition the existing free farm (nursery) will be allowed to relocate its offices from their current location at 4042 W. Chinden Boulevard to a mobile office building to be located at 4740 W. Chinden Boulevard. In association with this relocation the ADDENDUM TO DEVELOPMENT AGREEMENT (MI 06-010 and MI 06-011 TREEFARM ANNEXATION) PAGE 1 OF 5 applicant may install a new septic system at 4740 W. Chinden Boulevard to serve the mobile office building until development of the property upon which the mobile office is to be located or until January 1 2012, whichever comes first. The septic system shall be removed at that time and any building permits on this portion of the property shall be contingent upon connection to the city sewer. Furthermore, within five years of the date of this amendment to the development agreement all uses and structures on this property associated with the tree farm nursery shall be abandoned." 3. That "OwnerlDeveloper" agrees to abide by all ordinances of the City of Meridian and the "Property" shall be subject to de-annexation ofthe "Owner/Developer", or their assigns, heirs, or successor shall not meet the conditions of this addendum to the Development Agreement, and any new Ordinances of the City of Meridian as herein provided. 4. This addendum shall be binding upon and insure to the benefit of the parties' respective heirs, successors, assigns and personal representatives, including "City's" corporate authorities and their successors in office. This addendum shall be binding on the "Owners" of the "Property", each subsequent owner and any other person(s) 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 hereon 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" or "Devduper", tu execute appropriate amI recordable evidence of termination of this addendum if "City", in its sole and reasonable discretion, had determined that "Owner/Developer" has fully performed its obligations under this Addendum. 5. If any provision of this addendum is held not valid by a court of competent jurisdiction, such provision shall be deemed to be excised from this addendum and the invalidity thereof shall not affect any of the other provisions contained herein. 6. This addendum sets forth all promises, inducements, agreements, condition, and understandings between "OwnerlDeveloper" and "City" relative to the subject matter hereon, and there are no promises, agreements, conditions or understanding, either oral or written, express or implied, between "OwnerlDeveloper" and "City", other than as are stated herein. Except as herein otherwise provided, no subsequent alteration, amendment, change or ADDENDUM TO DEVELOPMENT AGREEMENT (MI 06-010 and MI 06-011 TREEFARM ANNEXATION) PAGE20F5 addition to this addendum 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". a. Except as herein provided, no condition governing the uses and/or conditions governing development ofthe subject "Property" herein provided for can be modified or amended within 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. 7. This addendum shall be effective as of the date herein above written. ADDENDUM TO DEVELOPMENT AGREEMENT (M! 06-0 I 0 and MI 06-011 TREEF ARM ANNEXA nON) PAGE 3 OF 5 cMendl'1ir ~\ v -? IDAHO j} ~, /J~ (A' . -.'YrI:"8 /.II fll~ THIi.!\SURE Y 1'\..1.-~'{ MAYOR Tammy de Weerd CITY COUNCIL MEMBERS Keith Bird Joseph W. Borton Charles M. Rountree Shaun Wardle CITY DEPARTMENTS City Attorney/HR 703 Main Street 898-5506 (City Attorney) 898-5503 (:HR) Fax 884-8723 Fire 540 E. Franklin Road 888-1234 / fax 895-0390 Parks & Recreation 11 W. Bower Street 888-3579 / fax 898-5501 Planning 660 E. Watertower Lane Suite 202 884-5533 / fax 888-6854 Police 1401 E. Watertower Lane 888-6678/ fax 846-7366 Public Works 660 E. Watertower Lane Suite 200 898-5500 / fax 898-9551 - Building 660 E. Watertower Lane Suite 150 887-2211 / fax 887-1297 - Wastewater 3401 N. Ten Mile Road 888-2191 / fax 884-0744 - Water 2235 N.W. 8th Street 888-5242/ fax 884-1159 SINCE 1903 RECEIVED .':" '''.-'." 'r 2 2GQi CITY OF MERIDIAN CITY CLERK O!=FICF January 31,2007 Derick O'Neill Treehaven, LLC 2242 East Riverwalk Drive Suite 200 Boise, ID 83706 Re: Addendum to Development Agreement - Tree Farm MI 06-010, MI 06-011 Dear Mr. O'Neill, Enclosed please find the original Addendum to the Development Agreement for Tree Farm Annexation, which is ready for your review and signatures of the appropriate parties. Please sign where indicated and return to the City of Meridian City Clerk's Office for placement on the next available City Council Agenda for approval. Please call me if you have any questions at 208-888-4433. :r;~ULU Tara Green Deputy City Clerk enc. CITY HALL 33 EAST IDAI-IO AVENUE MERIDIAN, IDAHO 83642 (208) 888-4433 CITY CLERK - FAX 888-4218 FINANCE & UTILITY BILLING - FAX 887-4813 MAYOR'S OFFICE - FAX R84-8119 Printed on recycled paper FIRST ADDENDUM TO DEVELOPMENT AGREEMENT PARTIES: 1. 2. City of Meridian Treehaven, LLC, Owner/Developer The following is an addendum to that certain DEVELOPMENT AGREEMENT, entered into on the 23rd day of August, 2006. This addendum is made and entered into this day of , 2007, by and between CITY OF MERIDIAN, a municipal corporation of the State ofIdaho, hereafter called "CITY', and Treehaven, LLC, whose address is 2242 East Riverwalk Street, Suite 200, Boise, Idaho, 83706, hereinafter called "OWNER/DEVELOPER". OWNER/DEVELOPER agrees to be bound by the terms of the original Development Agreement (instrument #106151218), on the land described in Exhibit "A", except as specifically as follows: I. The parties hereto agree that the development of the property described in Exhibit "A" shall be in accordance with the terms of the above described Development Agreement, entered into on the 23rd day of August, 2006, and recorded on September 21,2006 as instrument #106151218, Exhibit "B", or those City ordinances in effect at that time any subsequent conditional use application is filed, whichever are more restrictive. 2. That the requirements and restrictions of the above described Development Agreement, Exhibit "B" be modified as follows: a. The Development Agreement shall incorporate the property as in attached Exhibit "C" in the existing DA and that all conditions and terms of the existing Development Agreement, (instrument # 106151218) shall apply to the property as in attached Exhibit "C". b. That Section 5.1 be replaced with the following: 5.1 "All future development of the Property shall be constructed in accordance with the UDC as it exists on the date of this Agreement; provided, however, that uses may be expanded but not limited by any future amendment to the UDC, and the existing tree farm nursery may continue to operate as it presently exists on the Property, including all existing structures and access points. In addition the existing free farm (nursery) will be allowed to relocate its offices from their current location at 4042 W. Chinden Boulevard to a mobile office building to be located at 4740 W. Chinden Boulevard. In association with this relocation the applicant may install a new septic system at 4740 W. Chinden Boulevard to serve the mobile office building until gravity sewer becomes available, ADDENDUM TO DEVELOPMENT AGREEMENT (MI 06-0 I 0 and MI 06-011 TREEF ARM ANNEXATION) PAGE I OF4 at such time the applicant shall remove the septic system and connect to the city sewer. The septic system shall be removed, and the office shall be connected to the city sewer within sixty (60) days of the date of sewer being available, which shall be prior to issuance of building permits in the first phase of the Tree Farm Development. Furthermore, within five years of the date of this amendment to the development agreement all uses and structures on this property associated with the tree farm nursery shall be abandoned. " 3. That "Owner/Developer" agrees to abide by all ordinances of the City of Meridian and the "Property" shall be subject to de-annexation ofthe "Owner/Developer", or their assigns, heirs, or successor shall not meet the conditions of this addendum to the Development Agreement, and any new Ordinances of the City of Meridian as herein provided. 4. This addendum shall be binding upon and insure to the benefit ofthe parties' respective heirs, successors, assigns and personal representatives, including "City's" corporate authorities and their successors in office. This addendum shall be binding on the "Owners" ofthe "Property", each subsequent owner and any other person(s) 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 hereon 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" or "Developer", to execute appropriate and recordable evidence oftennination of this addendum if "City", in its sole and reasonable discretion, had determined that "Owner/Developer" has fully performed its obligations under this Addendum. 5. If any provision of this addendum is held not valid by a court of competent jurisdiction, such provision shall be deemed to be excised from this addendum and the invalidity thereof shall not affect any of the other provisions contained herein. 6. This addendum sets forth all promises, inducements, agreements, condition, and understandings between "Owner/Developer" and "City" relative to the subject matter hereon, 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 addendum shall be binding upon the parties hereto unless reduced to writing and signed by them or their successors in interest or their ADDENDUM TO DEVELOPMENT AGREEMENT (MI 06-010 and MI 06-01 I TREEFARM ANNEXATION) PAGE 2 OF 4 assigns, and pursuant, with respect to "City", to a duly adopted ordinance or resolution of "City". a. Except as herein provided, no condition governing the uses and/or conditions governing development ofthe subject "Property" herein provided for can be modified or amended within the approval ofthe 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. 7. This addendum shall be effective as of the date herein above written. ACKNOWLEDGMENTS IN WITNESS WHEREOF, the parties have herein executed this agreement and made it effective as hereinabove provided. OVfNERJDEVELOPER: TREEHA VEN, LLC BY: ~~()d PETER S. O'NEILL, MANAGER CITY OF MERIDIAN BY: MAYOR TAMMYdeWEERD Attest: WILLIAM G. BERG, JR., CITY CLERK ADDENDUM TO DEVELOPMENT AGREEMENT (MI 06-010 and MI 06-011 TREEFARM ANNEXATION) PAGE 3 OF 4 STATE OF IDAHO ) : ss: County of Ada ) On this -j {,1 day of , 2007, before me, a Notary Public in and for said State, personally appea d Peter S. O'Neill on behalf of TreeHaven, LLC, known or identified to me to be the manager of said corporation, who executed the instrument on behalf of said company, and acknowledged to me that he executed the same. IN WITNESS WHEREOF, I have hereunto set my hand and affixed my official seal the day and year in this certificate first above written. ~",'U""ffff, ....~' '\J'BR O<'t "'" ......~~ ........ -if".e '.., ,:;.c;,: .. .. J..... ! ... ... '\ (SEAL) g t ~OTAl?r.i \ ... . _e_ . .. ~ . . - -. C.- 0;. .. POBL\ : S 0;. _1\ . . .- .. V-'lo. .. .." .: ~.."., _. .- ,,,,:\...V :!'It " -1 'l'. ....... ~ ~~ fl'''' "'" 'l! 0 F \U ,......... "'ff....".",' ~ Not~I?' Public fI dahOq~ Resldmg at: ~ ' . 'u..h:J My Commission xplres: IJg -/()-2()/1 STATE OF IDAHO ) : ss County of Ada ) On this day of , 2007, before me, a Notary Public in and for said State, personally appeared Tammy de Weerd and William G. Berg, Jr., known or identified to me to be the Mayor and Clerk, respectively, of the City of Meridian, who executed the instrument or the person that executed the instrument of behalf of said City, and acknowledged to me that such City executed the same. IN WITNESS WHEREOF, I have hereunto set my hand and affixed my official seal the day and year in this certificate first above written. (SEAL) Notary Public for Idaho Residing at: Commission expires: ADDENDUM TO DEVELOPMENT AGREEMENT (MI 06-010 and MI 06-011 TREEFARM ANNEXATION) PAGE 4 OF 4 e ASq~:~ Anderson Survey Group.com' ~/ EXHIBIT A ANNEXATION A parcel of land situated In Section 22, Township 4 North, Range 1 West of the Boise Meridian, Ada County, Idaho, being more particularly described as follow; Commencing at the Southeast corner of said Section 22, said point being marked by an aluminum cap, thence along the South line of said Section 22, North 89017'39" West, 1293.61 feet to the True Point of Beginning; thence continuing along South Line of said Section 22, North 89017'39" West a distance of 1353.62 feet; thence continuing North 89017'09" West a distance of 2647.16 feet to the corner common to Sections 21, 22, 27 and 28; thence along the South line of said Section 21 North 89024'46" West a distance of 1307.51 feet; thence leaving said South line North 00022'50" East a distance of 2039.08 feet to a point on the South bank of the Phyllis Canal; Thence along said South Bank the following (9) courses and distances: North 80033'30' East a distance of 494.25 feet; thence Nbrth 60040'00" East a distance of 951.83 feet; thence South 00031 '08" West a distance of 69.65 feet; thence North 65046'04" East a distance of 651.16 feet; thence North 79037'32" East a distance of 745.64 feet; thence South 00055'34" West a distance of 6.99 feet; thence North 78021'21" East a distance of 245.06 feet; thence South 84030'54" East a distance of 198.80 feet; thence South 80022'45" East, 442.89 feet; thence leaving said South line South 00028'13" West a distance of 494.11 feet; thence South 89030'02" East a distance of 777.64 feet to a point being (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 line being parallel with and 330.00 feet distant from said Westerly line, North 00030'03" East a distance of 84.85 feet; thence South 42014'38" East a distance of 18.67 feet: thence South 00026'23" West, 80.50 feet; thence South 86031'27" East a distance of 189.70 feet; thence South 4r28'09" East a distance of 249.32 feet; thence North 00026'21" East a distance of 461.56 feet to a point on the south bank of the Phyllis Canal; thence along said,'South bank the following four (4) courses and distances: South 89025'59' East a distance of 230..01 feet; thence North 85028'24" East a distance of 330.36 feet; thenbe North 73044'36" East 'a distance of 467.78 feet; thence North 79058'07" East a distance of 931.30 feet to a point on the East line of. said Section 22; thence along said East line, South 00028'39" West a distance of 400.03 feet to the East one-quarter corner of said Section 22, said point being marked by a brass cap; thence continuing along said East line, South 00020'09" West a distance of 1317.57 feet to a point marked by a 5/8" rebar; thence leaving said East line, North 89018'34" West a distance of 1291.77 feet to a point marked with a 5/8" rebar; thence South 00025'06" West a distance of 1316.97 feet tothe Point of Beginning. 357 L Wotertower Ln.. . Suite~:~ P,ZOB.BBB,7345 . F.20B.800.nS.I; EXCEPTING THEREFROM a parcel commencing in the Southeast corner of Section 21, said point being marked by an aluminum cap, thence North, 00016'30" East a distance of 914.93 feet to the True Point of Beginning; thence Nofth44020'OO. West a distance of ' 137.71 feet; thence North 58026'30" West a distance of 138.52 feet; thence North 83003'00" West a distance of 187.58 feet; thence South 81020'00" West a distance of 156.89 feet; thence North 00033'30" East a distance of 245.48 feet; thence North 79031 '00" East a , distance of 103.70 feet; thence North 6r23'00" East a distance of 104.89 feet, thence North 86036'00" East a distance of 357.39 feet (formerly North 86032'30" East a distance of 357:98 feet); thence South 00016'30" West a distance of 495.93 feet to the Point of Beginning. " Annexation Parcel contains 358.57 acres, more or less. ':..c..~\.I;)\\~~ ~~~.r. B~~~~ ' ~~' ' vv:tJ 0., 73 I 4 1J),/! J ~r{~ .~ ~441'e Of \~~.~? ON N. A~\J~ '3642 . ADA COUNTY RECORDER J. DAVID NAVARRO BOISE IDAHO 09/21/06 01:30 PM DEPUTY Palll Thompson RECORDED-REQUEST OF City 01 Meridian AMOUNT .00 78 111111111111111111111111111111I111111 10E.151218 DEVELOPMENT AGREEMENT PARTIES: 1. 2. City of Meridian ("City") Treehaven LLC and Treehaven West LLC ("Developer") TillS DEVELOPMENT AGREEMENT ("Agreement"), is made and entered into this 2 3~day of 1:!!I-/,'.F r 2006, by and between the CITY OF MERIDIAN, a municipal corporation of the State 0 Idaho e'City"), and TREEHA VEN LLC and TREEHA VEN WEST LLC (collectively, "Developer"). 1. RECITALS: 1.1. wHEREAS, Section 67.6511A, Idaho Code, provides that cities may, by ordinance, require or permit as a condition of re.zoning that an owner or developer make a written commitment concerning the use or development of the subject property; and 1.2. WHEREAS, City has exercised its statutory authority by the enactment of Section 11-5B-3(D)(2) of the UDC (as defined below), which section authorizes development agreements upon the annexation and/or re-zoning of land; and 1.3. WHEREAS, a certain tract of land located in the County of Ada, City of Meridian and described in Exhibit Al attached hereto and illustrated in Exhibit A2 ("Property") is solely owned in law and/or equity by the individuals and entities identified in Exhibit B attached hereto; and 1.4. WHEREAS, Developer submitted an application for annexation and zoning of the Property requesting a designation of zoning districts C.C, C-N, R-15, R-8 and R-2 under the UDC (which zoning districts are generally depicted on Exhibit A2) and generally describing how the Property will be developed and what improvements will be made, as generally depicted on the February 23,2006 Concept Plan attached hereto as Exhibit C); and 1.5. WHEREAS, Developer made representations at the public hearings before both the Meridian Planning & 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 the requested annexation and zoning designation of the Property that were held before the Planning & Zoning Commission and the City Council include responses of government subdivisions providing services within the City of Meridian planning jurisdiction and further testimony and conunent; and 1.7. WHEREAS, on June 27, 2006, the City Council approved certain Findings of Fact and Conclusions of Law and Decision and Order ("Order"), attached hereto DEVELOPMENT AGREEMENT-THE TREE FARM Page I of 78 as Exhibit D, whereby the City annexed and zoned the Property in accordance with Developer's application, as amended at the public hearings (which zoning districts are generally depicted on Exhibit A2); and 1.8. WHEREAS, Developer deems it to be in its best interest to be able to enter into this Agreement and acknowledges that this Agreement is entered into voluntarily and at its urging and request; and 1.9. WHEREAS, City requires Developer to enter into a development agreement to ensure the Property is developed and subsequently used in accordance with the terms and conditions of this Agreement, which terms and conditions were 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 the zoning designation is in accordance with the Comprehensive Plan of the City of Meridian adopted August 6, 2002, Resolution No. 02-382 ("Comprehensive Plan"), and the Unified Development Code of the City of Meridian, effective September 15, 2005 ("UDC"). 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 defmed and interpreted as herein provided for, unless the clear context of the presentation ofthe 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 govenunent subdivision of the State of Idaho, organized and existing by virtue oflaw of the State ofIdaho, whose address is 33 East Idaho Avenue, Meridian, Idaho 83642. 3.2. DEVELOPER: means and refers to Treehaven LLC and Treehaven West LLC, whose address is 2242 East Riverwalk Street, Suite 200, Boise, Idaho 83706, the party developing the Property and shall include any subsequent developer(s) of the Property. 3.3. PROPERTY: means and refers to that certain real estate located in the County of Ada, City of Meridian, described and illustrated in Exhibit A, and owned by the individuals and entities identified in Exhibit B. DEVELOPMENT AGREEMENT-THE TREE FARM Page 2 of 78 4. USES PERMITTED BY THIS AGREEMENT: This Agreement shall vest the right to develop the Property in accordance with the tenus and conditions of this Agreement. The uses allowed pursuant to this Agreement are only those uses (1) allowed under the UDC as it exists on the date of this Agreement, which uses may be expanded but not limited by any future amendment to the UDC, or (2) currently existing on the Property (including the existing residential homes and related improvements and the existing nursery or urban farm). 5. CONDITIONS GOVERNING DEVELOPMENT OF PROPERTY: Developer shall develop the Property in accordance with the following special conditions. This list of special conditions is intended to include all conditions and requirements applicable to the Property as a condition of annexation and zoning. 5.1. All future development of the Property shall be constructed in accordance with the UDC as it exists on the date of this Agreement; provided, however, that uses may be expanded but not limited by any future amendment to the UDC, and the existing tree farm (nursery) may continue to operate as it presently exists on the Property, including all existing structures and access points. 5.2. Developer will develop the Property generally in accordance with the Concept Plan, at Exhibit C, unless otherwise modified by this Agreement. The parties acknowledge that the designation of land uses on the Concept Plan is conceptual and is subject to change as necessary to respond to market conditions, site conditions, and other development considerations. Notwithstanding any land use designation shown on the Concept Plan, any parcel may be developed, improved and used as is allowed by the underlying approved zoning for such parcel. Specifically, Developer may develop the Property at density levels consistent with the approved zoning. 5.3. Developer is responsible for all costs associated with the on-site extension of sewer and water service. Sewer service to the Property shall be delivered via gravity means to the Black Cat Trunk. No interim or temporary lift stations are allowed unless approved by the City at the time of final plat. 5.4. Any existing domestic wells and/or septic systems within this project will be removed from their domestic service, per Meridian City Code 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. 5.5. Prior to the issuance of any new building permit beyond the number of building permits presently allowed, the Property will be subdivided in accordance with the UDC. 5.6. Once a final plat is recorded on the Property, no direct lot access to Chinden Boulevard will be allowed for that portion platted, except as otherwise shown on DEVELOPMENT AGREEMENT-THE TREE FARM Page 3 of 78 the plat. Access to the site from Chinden Boulevard will be restricted to the section lines and half.mile between sections only, as shown on the Concept Plan, unless otherwise modified by this Agreement. The two future access points to the Property from Chinden Boulevard shall be constructed as public streets in accordance with the adopted North Meridian Auto Circulation Map in the Comprehensive Plan and in alignment with the existing or approved public streets on the south side of Chinden Boulevard. 5.7. At such time as final plats for parcels adjacent to Black Cat Road are proposed, access to Black Cat Road extended shall be subject to approval by the City and Ada County Highway District. 5.8. When the Property develops adjacent to the following parcels, as indicated by their current Ada County tax parcel number and generally shown on the map included as Exhibit E, Developer will provide public street access to that parcel: (1) Martom Group LLC, Parcel No. S0421346600; (2) Schwenkfelder, Parcel No. 80421428100; and (3) Henkel, Parcel No. R9323930190. Developer's commitments with respect to Basco Lane and access to properties to the north are included in the Addendwn to Development Agreement, attached hereto as Exhibit f. Additional stub streets may be required as part of preliminary plat approval, except to the north. 5.9. Developer shall construct all landscape buffers and land use buffers in accordance with the UDC provisions in effect at the time of development. 5.10. This Agreement and the commitments of Developer herein shall be binding on Developer's successors, heirs and assigns, as set forth more fully in Section 19. 5.11. The foregoing conditions are intended to represent a comprehensive list of all requirements to be placed upon Developer with respect to development of the Property and supercede all prior written or verbal agreements or recommendations, including City staffs reconunended terms for inclusion in a development agreement listed in the Staff Report referenced in and attached to the Order. 6. COMPLIANCE PERIOD/CONSENT TO REZONE: This Agreement and the commitments contained herein shall be terminated, and the zoning designation reversed, upon the failure of Developer or Developers' heirs, successors, or assigns, to comply with Section 5 herein, entitled "Conditions Governing Development of Property," within two (2) years after the effective date of this Agreement and after City has complied with the notice and hearing procedures in Section 67-6509. Idaho Code, or any subsequent amendments or recodifications thereof. DEVELOPMENT AGREEMENT - THE TREE FARM Page 4 of 78 7. CONSENT TO DE-ANNEXATION AND REVERSAL OF ZONING DESIGNATION: Developer consents, upon default of this Agreement, to the reversal of the zoning designation of the Property subject to and conditioned upon the following condition precedent: 7.1. City will provide written notice of any failure to comply with this Agreement to Developer and Developer fails to cure such failure within six (6) months of such notice. 8. INSPECTION: 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 City ordinances that apply to said development. 9. DEFAULT: 9.1. In the event Developer or Developer's heirs, successors, or assigns, or any other person acquiring an interest in the Property, fails to comply with all of the terms and conditions included in this Agreement in connection with a portion or all of the Property, then City may modify or terminate this Agreement against the offending portion of Property in compliance with the requirements of the UDC. 9.2. A waiver by City of any default by Developer of anyone or more of the terms or conditions in this Agreement shall apply solely to the breach or breaches waived and shall neither bar any other rights or remedies of City nor apply to any subsequent breach of any such or other terms and conditions. 10. REQUIREMENT FOR RECORDATION: City shall record either this Agreement or a memorandum ofthis Agreement, including all of the Exhibits, at Developer's cost, and submit proof of such recording to Developer, prior to the third reading of the ordinance in connection with the re-zoning 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, then City shall execute and record an appropriate instnunent of release of this Agreement. 11. ZONING: City shall, following recordation of the duly approved Agreement, enact a valid and binding ordinance zoning the Property as specified herein. 12. REMEDIES: This Agreement shall be enforceable in any court of competent jurisdiction by either City or Developer, or by any successor or successors in title or by the assigns of the parties hereto. Enforcementmay be sought by an appropriate action at law or in equity to secure the specific performance of the covenants, agreements, conditions, and obligations contained herein. DEVELOPMENT AGREEMENT-THE TREE FARM Page 5 of78 12.1. In the event of a material breach of this Agreement, the parties agree that City and Developer shall have thirty (30) days after delivery of notice of said breach to correct the same prior to the non-breaching party's seeking of any remedy provided for herein; provided, however, that in the case of any such default which cannot with diligence be cured within such thirty (30) day period, if the defaulting party shall conunence to cure the same within such thirty (30) day period and thereafter shall prosecute the curing of same with diligence and continuity, the'n 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. 12.2. In the event the performance of any covenant to be performed hereunder by either City or Developer is delayed for causes which are beyond the reasonable control of the party 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. 13. SURETY OF PERFORMANCE: 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 the improvements, which Developer agrees to provide if required by City. 14. CERTIFICATE OF OCCUPANCY: Developer agrees that no Certificates of Occupancy will be issued until all improvements are completed, unless City and Developer have entered into an addendwn agreement stating when the improvements will be completed in a phased development; and, in any event, no Certificates of Occupancy shall be issued in any phase in which the improvements have not been installed, completed, and accepted by City. 15. ABIDE BY ALL CITY ORDINANCES: Developer and Developer's assigns, heirs, and successors will abide by all ordinances of the City of Meridian, unless otherwise provided in this Agreement, and the Property shall be subject to de~annexation if Developer or Developer's assigns, heirs, or successors do not abide by such ordinances or meet the conditions contained in the Order or this Agreement. 16. 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: City Engineer City of Meridian 33 East Idaho Avenue Meridian, Idaho 83642 DEVELOPER: Treehaven LLC and Treehaven West LLC 2242 East Riverwalk Street, Suite 200 Boise, Idaho 83706 DEVELOPMENT AGREEMENT-THE TREE FARM Page 6 of 78 with copy to: City Clerk City of Meridian 33 East Idaho Avenue Meridian, Idaho 83642 with copy to: L. Edward Miller Givens Pursley LLP P.O. Box 2720 Boise, Idaho 83701 16.1. 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. 17. 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. 1ms provision shall be deemed to be a separate contract between the parties and shall survive any default, termination or forfeiture of this Agreement. 18. 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. 19. BINDING UPON SUCCESSORS: 1ms 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 successors in office. This Agreement shall be binding on Developer and 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 Developer, to execute appropriate and recordable evidence of termination of this Agreement if City, in its sole and reasonable discretion, determines that Developer has fully performed its obligations under this Agreement. 20. 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. 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 of this Agreement, the parties hereby agree to cooperate in defending such action or proceeding. DEVELOPMENT AGREEMENT-THE TREE FARM Page 7 of 78 22. INVALID PROVISION: If any provision of this Agreement is held not valid by a court of competent jurisdiction, then 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. 23. FINAL AGREEMENT: This Agreement sets forth all promises, inducements, agreements, conditions and understandings between City and Developer relative to the subject matter hereof, and there are no promises, agreements, conditions or understandings, either oral or written, express or implied, between City and Developer, other than as are stated herein. All Exhibits referenced herein are incorporated in this Agreement as if set forth in full including all text information in the Exhibits. 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. 23.1. No condition governing the uses and/or conditions governing re-zoning of the 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. 24. EFFECTIVE DATE OF AGREEMENT: This Agreement shall be effective on the date the City Council shall adopt the amendment to the UDC in connection with the annexation and zoning ofthe Property and execution of the Mayor and City Clerk. DEVELOPMENT AGREEMENT-THE TREE FARM Page 8 of 78 IN WITNESS WHEREOF, the parties have herein executed this agreement and made it effective as herein above provided. DEVELOPER Treehaven, LLC, an Idaho limited liability company G?;t{ r; Z}IJJ By: Peter S. O'NeilL Manager TreeHaven West, LLC, an Idaho limited liability company r2;:t'-~_ O~ By: Peter S. O'Neill, Manager CITY OF MERIDIAN ;t;ir;\ "" :'\" " ~/.-t,.. ./ ()"./ 7'r~ZJ'.' ;V-~f a? CI,n..,.-.~ cn:~ ("'":I" .- -= obi.,i..w g -=: 7. J:? ~ ::. ~ .'~:>n ~ >I' ~ r1!"" I~ "JII:' .... ~ .,/\ . r 1~ ' .....'.~" ~ ~ v~. ,.r., . " ............ -1 Q,....:~- 'Ii) ,,-' ....,1 ~VUN'r{ ,,," CONSENT BY PROPERTY OWNE'RSI/I/IIIII~;"i':\\\\\"" '-"'" ~ MDC, LLC By: Doug Carnahan, President As owners of the affected Property, we hereby consent to this Development Agreement between the City and the Developer. QJ~ ~' Ch er Properties. LI; B . J oAnn Eggers, Member D-vvL fLl- Wr;-6lJJ Treehaven, LLC By: Peter S. O'Neill, Manager Doug Carnahan, individual property owner DEVELOPMENT AGREEMENT - THE TREE'FARM Page 9 of 78 STATE OF IDAHO, ) ) ss: County of Ada. ) On this ~ day of ~1. 9.-\- 2006, before me, the undersigned, a Notary Public in and for said State, personally appeared pe~n behalf of Treehaven. LLC. known or identified to me to be the Manager of said limited liability corporation, who executed the instrument on behalf of said limited liability corporation, and acknowledged to me that he executed the same. IN WITNESS WHEREOF, I have hereunto set my hand and affixed my official seal the day and year in this certifica~Jirrs!"lbiwr. written. ~........ ~ tl,R OA "II, ...... ~-<(; .............t~} I.., :' ~ o. -Q r ~ .-.;.- -. III $ :.. ..c\OTA..Rr.. " = : ~ \: : : -.~ : : .. \ . ... ; . PfJa' \C: S -. ~. ~ \ if';. .... ".~"P I .... -i ........ 1!. ,"y "," "" l'e 0 F \ \l v........ 5T ATE OF IDAH~':,'u~,.."........ ) ss: (SEAL) ~ Residing at: '4. , tJtD My Commission xpires: oJl ID 1'20 II I , County of Ada, ) On this~ day of ~fMl. r.J.- 2006, before me, the undersigned, a Notary Public in and for said State, personally appeared Pe~:;~~ill~~m behalf of Treehaven West. LLC, known or identified to me to be the Manager of said limited liability corporation, who executed the instrument on behalf of said limited liability corporation, and acknowledged to me that he executed the same. IN WITNESS WHEREOF, I have hereunto set my hand and affixed my official seal the day and year in tbis certificate f~.. u~if>>tten. .......... ~ ~R OA..t"'" .... -n...~ ........... ~\.'" .."."..-.. 0" r ~ ~. ~ ~ : l ..c\OTAl?y" ~ :: : \-. ,: .. . -.- . :: = , : : i .... PUB\..\C l i <;'l.PO. ."0" ~ .", '. ....~ ~ #, ""1 ......... ~,y .... I,,~ 1'13 OF \"'\) ........ STATE OF IDAHO "",...."u.,...., ) ss: ) (SEAL) County of Ada ~~ Residing at: Y4 ~ , I My Commission Expires: O:~ I to /'10 If On this \2"'""" day of ~\t-m\-,ty- 2006. before me, a Notary Public, personally appeared Tammy de Weerd and William . Berg, Jr., known or identified to me to be the Mayor and Clerk. respectively, of the City of Meridian. who executed the instrument or the person that executed the instrument of behalf of said City, and acknowledged to me that such City ex.ecuted the same. ......,;...... .. 't~W\. II,.!. .. .-.._~.":.."I.. .. /" }\O~',O.. . I ' ., ~\~'. (SEAIJ l ~..~\ . , WoI · ,-." , .c'I1' ~:""" ;:\~ : At: .,.-...: \ ' . , , . ~ "~. I" ../.. .~ "~... . DEVELO~A~REEMENT-THETREEFAWM l~^On.~ Notary PUbli~ Residing at: l ~ I \ D Commission expires: , ().., ,-\ \ Page 10 of 78 - STATE OF IDAHO, ) ) ss: County of Ada, ) On thisM day of ~ 2006, before me, the undersigned, a Notary Public in and for said State, personaJIy appeared J oAnn gees, on behalf of Chester Properties. LLC. known or identified to me to be the Member of said limited liability corporation, who executed the instrument on behalf of said limited liability corporation, and acknowledged to me that he executed the same. (SEAL) c~ 'V~ Notary Public for I~ho Residing at:~ o~'V~ My Commission Expires: ~~\ County of Ada, ) ss: ) On this 2^Y day of ~<.,,\- 2006, before me, the undersigned, a Notary Public in and for said State, personally appeared Doug arnahan, on behalf of MDC, LLC, known or identified to me to be the President of said limited liability corporation, who executed the instrument on behalf of said limited liability corporation, and acknowledged to me that he executed the same. County of Ada, On this~ day of ~ 2006,. be:o.re me, the unders~gne~ ~ Notary Public in and for said State, personally appeared Doug Carnahan, an mdlVldual, known or ldentifled to me to be such individual, who executed the instrument. (SEAL) DEVELOPMENT AGREEMENT - THE TREE FARM Page 11 of78 Exhibit AI: Exhibit A2; Exhibit B: Exhibit C: Exhibit D: Exhibit E: Exhibit F: INDEX TO EXHIBITS Legai Description and Map of Property Zoning Map of Property Owners of Property by Parcel Nwnber Concept Plan City Council Findings of Fact, Conclusions of Law and Decision and Order Map of Adjacent Property Addendwn to Development Agreement DEVELOPMENT AGREEMENT-THE TREE FARM Page 12 of78 EXHIBIT Al DEVELOPMENT AGREEMENT-THE TREE FARM Legal Description and Map of Property EXlDBIT At (LEGAL DESCRIPTION AND MAP OF PROPERTY) DEVELOPMENT AGREEMENT-THE TREE FARM Page 13 of 78 , EXHIBIT A ANNEXATION Asa ~, Anderson Survey GrDUP.CO~.~ A parcel of land situated In Section 22, Township 4 North, Range 1 West of the Bol6e Meridian, Ada COunty, Idaho, being more partIcularly described 88 follow: Commencing at the Southeast eamer of 88ld Section 22, said point being marked by an aluminum ClIp, thence along the Sal.llh IIm~ of seid SecUon 22. North 89'17'39" Wast 1293,61 feet \0 the True Polnt of Beglnnlng: thence ggnlinuin9 aloog South LIne of said Section 22, North 89"17'39" West a distance of 1353,62 feet: thence continuIng North ae-H'W WlI&ta distance of 2647.16 feet to lite comer common \0 Sections 21,22,27 and 28j thenae along the South line of said Sectlon 21 North 89"24'46" West a distance of 1307.61 feet: thence leaving said South line North 00022'50. EMt a dislancl! of 2039.08 feet to 8 point on the South bank of the PhyAIs Canal; Thence along said South Bank the following (9) courses IInd distances: North 80"33'30" East a distance of 494.25 feet; Ihlmce North 60040'00' East a distance of 951.83 fe~; thence South 00'31'08' West a distance of 69,65 fsilt; thellCEl North 65'46'04" East a distance of 651,16 feet; Ihenw North 79'37'32" East a dlalance of 745.64 feet; then~ South 00'55'34' West a distance of 6,99 feel; Ihence North 78'21'21" East a distance of 246.06 feet; thenGe SQuth 84.30'54' East a distance of 196.80 reet; thence South 80"22'45' East, 442.89 feet; thwIce leaving said South line South 00"28'13" West a diltance of 494.11 reet; lhence South 89'30'02" East a dlslSnce of 777.64 feet to e polnt being (when measured at fight sngles to) 330.00 feel distant from tha W$$lerty Ine of the Southeast Quarter of said Section 22: thence along a line baing psra~el with and 330,00 feet dlstant \'n;)m said Weslelly 1118, North 00'SO'03' East a distance of 84.85 feet; thence 60ultt 42.14'38" East a distance of 18,67 feet. thence South 00"26'23" West, BO.50 feel; thence South 66'31'27" East a distance of 169,70 feet; lMnce South 47'28'09" East a distance of 249.32 feet; theoc;e North 00.26'21' East a dlstanoe of 461.56 feet to a point on the 60ulh bank of \ha Phyllis Canal; thence along said South bank the following four (4) COUl'SeI and distances: South 89'25'59' East a distance of 23O.D1 feet; thence North 86'28'24" Easl a distance of 330.38 feeti thence North 73"44'36" East a distance of 487.78 feet; thence North 79'58'07" East a distance of 931.30 feet to a point on the East One of said Section 22j thence along said East line, South 00'28.39" West a distance of 400.03 faet to the East one-quarter com8\' of said SecDon 22, said pornt being marked by e bI'888 cap; thenll8 continuing aIoll9 Aid East fine. South 00'20'09" West II distance of 1317,57 feet 10 a polnt marked by II 518" rebar; \henCl! lelilving said East line, North 89'18'34' Weste distance of 1291.77 feet 10 a point martted with 8 5/a" rebllr; thence South 00'25'06" West a distance of 1316.97 feet 10 the Point of Beginning. _~_)_I_:""~~__I_--"'l~'__"- )S7 E. WotorlO'u, In.. ' Sull~ f. ""rldIU. ID 11611 P.2D8.8I1.1I45 . r lUD 880.11',1 EXCEPTING THEREFROM a parcel commencing In the Southeast comer of Section 21, said point being martcacl by an aluminum cap. thence North 00"113'30" E8~t II distsnce of 914.93 feet \0 the True Point of BegInnIng; thence NOI'th 44'20'00" Weill II diGlanCXl of 137.71 feet; thence Norttl58026'3Q" West II distance of 138,52 feet; lhenoe North 63003'00" Wast a dlstence of 187,58 feet; thence South 81'20'00" West III dl$ll!Inca of 156.89 feet; thence North 00"a3'30" Easl a distance of 245.48 feet; lhenea North 79031'00" East a dl5tllnce of 103.70 feel: thence North 67'23.00" East a distance of 104.89 feet, thence North 88.36'00. East a dlslBnce of 357.39 feet (fonnerly North 86'32'30. Easl a distance of 357.9B feet); thence South 00'16'30" West a distance of 495,93 feet to the Point gf Be innlnlJ, . o-..tJ. LAN.o.r. "/;...;.~ Tll.t~ srI vt,.,,() Pf >>; 7314 /J JiJ,J"" ,r:.. rfJ,' ~ '.,. ~ ~.h:: Of ~ ~ 'WN.N. ^-'I).rlil> BR.,~ ~ROVAI.:_ Annexation Parcel contailll3 358.57 acres, more or less. MERIDIAN PUBL.IC WORKS DEPT. EXHmIT Al (LEGAL DESCRIPTION AND MAp OF PROPERTY) DEVELOPMENT AGREEMENT - THE TREE FARM Page 14 of78 , ASCiO" And.;;s-~~" SIl;;;Y G-;OI;p,tOm ' '.' EXHIBIT A MODIFIED 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'CouIlty, Idaho, being more particularly desClibed as follow: Commericing at the Southeast comer of said Section 22, said point being marked by an aluminum cap, thence along the South line of said SeCtion 22, North 89"17'39" West a distance of 141S.61 feet to the True PointQf BflQinnlng; Thence continuing along said South line, North 89"17'39' West a distance of 1278.68 feltt to the Southeest comec of the Southea;t Quarter ohaid Section 22; thenClJ continuing along said South line, North SS"1T09" West a distance of 50.05 feet to Ii point; thence leaving said South line. North' 00042.51" East a distance of 154.07 feet to point; lhenca along a curve to the righl have a radius of 700.00 feel, an arc length of 403.37 feet and through 1iI central ,angle of 31"00'58", with a chord bearing of North 17"13'20' East, a chord distance of 397.81 feet to a point of reverse curvature; Ihence along a curve to the left having a rudius Of 500,00 feet, 8r:\ arc length of 292.41 feet..'lhrolJ{lh a Central angle of 33"30'26", with a chord bearing North 16"58'36" East, e, chord di6tanoo of ,288.26 feet to e pOInt; thence North 86059'29" East a distance of 143.11 feel to a point of curvature; thenc:e along El curve to the \eft, having a radius of 450.00 feet, .an arc length of 514.04 feet, Ih~ugh a cenlr8l angle '01'65026'58", with a chord bearing North 1)4016'000 East, a chord di15tance of 486,54 !vet to.a point of reverse curvature; thence along a curve to the right, having a radius ot 800.00 feet, an are distance 01' 545.60 feet, through a central angle of 39004~33', wilh a chord bearing North 41"04'48" East, a chord distance of 535.09 feet to a point; thence North 60037'04 East e distance of '178.07 feet to 8 point; thence South 29022'56" East a distance of 335.65 feflt ,thence North 54016'00" East thence South 89"18 '34" East a distance of 125.00 feet; thence Soilth 00"25'06" West a distance qf 1~18,93 to the Point Of BegInning. . Said parcel contains 31.38 8Cre$, ~ore of less. End d~ptlon Project No. 05132 May 25, 2006 __l_;_l-.__l_,_____;_~~....____.' nl E. "et"te." to.. . hUe f. ""Idl". 10 nU2 '.201.811.Im . ' EXHIBIT Al (LEGAL DESCRIPTION AND MAP OF PROPERTY) DEVELOPMENTAGREEMENT-THETREEFAmM R~erwAL BY MERIDIAN PUBLIC WORKS DEPT. Page 15 of78 " Legal De6crlption The Tree Fann Parcel1A FlSCi And-e'rs~~-Su'rvey r.;o~p:~o", 0 EXHIBIT A A parcel of land situated in the South Half of Section 22,ToWnShip 4 North, Range 1 West of the Boise Mendlan, Ada County, Idaho, being more particular[y described as follow: Commencing at the Southeast oomeraf said Section 22, said point being marked by 8n aluminum cap, thence along the South Hne of saki Section 22, North 89017'39" Weat a distance of 1293.61 feet to the True Potnt or Beginning, Thence. North 89017'39' West s distance of 125.00 feet; theMe North OO.25'06~' East a distance of 1316.93 feet; thence South 89"18'34" East a distance of 125.00 feet; thenoa South 00.25'06" West a distance of 1316.97 feetlo the Point Of Beginning,. ~ld parcel .contalns 3.78 acres. mOlt! ofless. End descriptlorl Project No. 05132 M~y 25, 2006 .EV:JrJr.R(WAL BY' \...:.;T , MERIDIAN PUBl-IC WORKS DEP". __,_._I-'__I_:__.-__:_r4Ia~_:_f_"''''. 551 {. lltleit..u In., . SullO f. ",,"Ian, 10 nUl ,. ZG8.881..7U~ . ExmBIT At (LEGAL DESCRIPTION AND MAP OF PROPERTY) DEVELOP~NTAGREEMENT-THETREEFARM Page 16 of78 ~, !!!9.. EXHIBIT A PARCEL 2 ZONED R-2 Legel Description A paroel of land slluated ill Section 22, Township 4 N~nge 1 Weat of the Boise Mefldlan, Ada County, Idaho, being mort particularly de as follow: Commencing allhe 60Ulheast comer or said SeotIon 22 said point befM marked by an aluminum cap, lhence along lhe South line of said &dIon 22, North 89"1739" West a d1stel'lCe of 1293,51 feet; thence North 00'25'06" Eaat a di&tance of 1316.97 feet 10 the TN'" Point Of BeSlnnlng; Thence North 29"22'56" West a distance of 335.65 feet; thence North 60"37'0" Easl a di$tance of 218.64 feel to 8 point of curvej thence along . curve 10 the left having a radius of 300,00 feet, an aro length of 302,88 feel and through a centrel angle of 57050'47", with a chord bearing North 31041'41" East a distance of 290.18 feet 10 a point of revelll$ curve; thence along a curve to Ihe rlght having. radius of 500.00 feel. an arc length of 335,63 feet and through a central angle of 38027Y, with a chord bearing Nor1h 22000'06" East a distance of 329.37 feet; thence North 41013'56" East a distance of 517.90 feet to a poInt of curve; thence along a curve to the left having a radfus, of 200.00 feet, an Sf(; length of 182,7El'feel and through a central angle of 520Z1'25', wlttl a d'lord bearing North 15"(]3'13" East a distance of 176.47 feet; thence North 11"0730" Wesl a distance of 80.25 feet to a POint on the South line of the Phylls Canal: thence aJone safd South Une, North 70"58'07" East a distance of 639.11 feet to , poInt on .the East line of said Section 22; thence aJong said East line, South 00"26'39" West a dfstance of 400.03 fell to the East one-quarter oomer of said Seotlon 22, said poinl being marked by a brass cap; Ihence COfltlnuln9 along _d East line, South 00"20'09" West a distance of 1317,57 feet to a point marlwQ by 8 518" rebar. thence leaving said East line, North 89'18'34" West a distance of 1291.71 feet to a point marked wtth 8 5/8" rebar being !he Point of Beginning. Containing 38.70 aae:s, more or less. End of Description Project No. Q6.132 Deoember 14, Z005 -~~---~ -'_1_ ._1______:_. _________ !il E. VallllO"" lq" " lulla r. ",.w.o. 10 81642 ,. zOUU.H4S " f. lD8.ue.ns. EXHmIT At (LEGAL DESCRIPTION AND MAP OF PROPERTY) DEVELOPMENT AGREEMENT-THE TREE FARM ~~M~~, 8, ., ., . ME.RIDIAN PU~e WOR~ OE...,~ Page 17 of78 EXJUBIT A Fl51:i ..,co. .,. ....jj.. _ ~./. i ~- .l;.\\ .~ ... I. 'I' I, ...,. li~t,~!" " 'I l'~' ~I , _'~~r " Anderson Surver Group.com.f?~~:." Page 1 of2 PARCEL 3 ZONED R-8 A parcel of land situated in Section 22, Township 4 North, Range I West of the Boise Meridian, Ada County, Idaho, being more particularly described as follow: Commencing at the Southeast comer of said Section 22; thence along the South line of said Section, South 89017'39" West a distance of 1293.61 feet; thence continuing along South Line of said Section 22, North 89017'39" West a distance of 1353.62 feet to a point; thence continuing North 89017'09" West a distance of 2647.16 feet to the comer common to Sections 21, 22, 27 and 28; thence along the south line of said Section 21 North 89024'46" West a distance of 1307.51 feet; thence leaving said South line North 00"22'50" East a distance of 859.78 feet to the TRUE POINT OF BEGINNING; Thence North 00022'46" East a distance of 1179.29 feet to a point on the SO\1th bank of the Phyllis Canal; Thence along said South Bank the following (9) courses and distances: North 80033 '30" East a distance of 494.25 feet; thence North 60040'00" East a distance of 951.83 feet; thence South 00031'08" West a distance of 69.65 feet; thence North 65046'04" East a distance of 651.16 feet; thence North 79037'32" East, 87.63 feet; thence South 21019'02" East, 356.05 feet to a point of curvature; thence along a curve to the right, having.a radius of 200.00 feet, an arc length of 96.06 feet and through a central angle of 21Q3I'01", with a chord bearing South 07033'29" East, a chord distance of95.14 feet to a point; thence South 06012'05" West, 237.43 feet to a point; thence along a curve to the right, having a radius of750.00 feet, an arc distance of 515.01 feet aod through a central angle of 43055'39", with a chord bearing South 65051 '03" East, a chord distance of 561.03 feet to a point of reverse curvature; thence along a curve to the left, having a radhls of 250.00 feet, an arc distance of 188.18 feet and through a cenu'al angle of 43007'41 It, with a chord bearing South 65"27'04" East, a chord distance of 183.17 feet to a point; thence South 87000'55" East, 81.62 feet to a point of curvature; thence along a curve to the left, having a radius of 400.00 feet, an arc distance of 196.26 feet and through a central allgle of 28"06'46", with a chord bearing North 78055'42" East, a chord distance of 194.30 feet to a point; thence along a curve to the right having a radius of 450.00 feet, an arc distance 0069.67 feet and through a central angle o( 97059'50" , with a chord bearing North 41D30'03" East, 679.22 feet; thence South 89030'02" East, 777.64 feet to a point; thence North 00030'03" East, 84.85 feet to a point; thence South 42014'38" East, 18.67 feet to a point; Thence South 00026'23" West, 80.50 feet to a point; Thence South 86031'27" East, 189.70 feet to a point; Thence South 47028'09" East, 249.32 feet to a point; thence North 00026'21" East, 461.56 feet to a point; Thence South 89025'59" East, 230.01 feet to a point; thence North 85D28'34" East, 330.36 feet to a point; thence North 73044'36" East, 461.78 feet to a point; Thence North 79058'07" East, 292.19 feet to a point; thence South 11 007'30" East, 80.25 feet to a point of curvature; thence along a curve to the right, having a radills of 200.00 feet, an arc distance 182.76 feet aud through a central angle of 52021'26", having a chord bearing South 15003' 13" West, a chord distance of 176.47 feet to a point; thence South 41013'56" West, 517.90 feet to a point of curvature; thence along a curve to the left, having a radius of 500.00 feet, an arc distance o~ 335.63 feet and through a central angle of 38027'39", with a chord bearing South 22"00'06" West, a chord distance of -Cb '.:'-.lc'-'A.-N".D.-"-":s 'U. _R. V_ I- :yc"f ,Jf::c' -.-~--f '8 -.V_ ~I-;:C, ,I'-S' ;>- 351 L Wotertawer In.. . Suits F, Meridian. 10 83642 P.20U88.7345 . F::r.in nlif!n~~ Page 2 of2 PARCELJ ZONED R~8 ASEiA ..-> Anderson Survey Group.com. 329.37 feet to a point of reverse cwvsture; thence along a curve to the right, having a radius of 300.00 feet, an arc distance of 302.88 feet and through a central angle of 57050'41 ", with a chord bearing South 31041'41" West, a chord distance of 290.18 feet to a point; thence South 60037'04" West, 396.71 feet to a point of curvature; thence along a curve to the left, having a radius of 800.00 feet, an arc distance of 545.60 feet and through a central angle of 39004'33", with a chord bearing South 41~04'48" West, a chord distance of 535.09 feet to a point of reverse curvature; thence along a curve to the right, having a radius of 450.00 feet, an arc distance of 514.04 feet and through a central angle of 65026'58", with a chord bearing South 54016'00" West a chord distance of 486.54 feet to a point; thence South 86059'29" West, 143.11 feet to a point; thence along a curve to the left, haviug a radius of 500 feet, an arc distance of 29.99 feet and through a central angle of 03026' 12", with a chord bearing North 01029'43" West, a chord distance of 29.99 feet to a point; thence North 03012'49" West a distance of 72.76 feet to a poiut of curvature; thence along a curve to the left, having a radius of 200.00 feet, an arc distance of 156.88 feet and through a central angle of 44056'32", with a chord bearing North 25041 '05" West I a chord distance of 152.89 feet to a point; thence North 48009'21" West, 172.87 feet to a point of curvature; thence along a curve to the left, having a radius of 550.00 feet, an arc length of 701.23 feet and through a central angle of 73003'01", with a chord bearing North 84040'52" West, a chord distance of 654.69 feet , .. " to a point; thence South 58047'38" West, 502.91 feet to a point of curvature; thq1,~x,:~l()pg'.;'>'::'::{:';\/:::<:'::":i::j,r'':':.: a curve to the right, having a radius of 12?0.OO feet, and a!c distance o~ :~:~.~;!g\t~~t:,~~a :'",~"":'~::.;,,:'/:::,>:\':~,::::i:'::/:::':i':, through a central angle of 45020'44", with a chord beanng SoutIL~J~~,&.::O,m'::',:W~~~,..:a",.i,,:".' ,;,:,;:,:",: chord distance of 925.12 feet to a point; thence North 75051.:,?a:C,W'~~radi~tahq~:":of::'~~',,:, 618.15 feet; thence North 00016'30" East a distance of,.';~~,~.;~O,;(feet;."th211~~::'SbUtp...,";""" . 86036'00" West a distance of 357.39 feet (fonnedy South;$~~.~,2"30" West ~,distan~~:or 357.98 feet); thence South 67023'00" West a distan,~e>~fi:104!,~~,,:feet;)thence.;.south,:' 79031'00" West a distance of 103.70 feet; thence South'00033'30,1"West a dist:8:nce oC'" 245.48 feet; thence North 81020'00" East a dist~~~'!"~f 156~'89feet; th~r;:~e' :-SOUtJL 83003 '00" East a distance of 187.58 feet; thenc~::$,outh 58,~26'39" East ~ '.distance, of 138.52 feet; thence South 44020'00" East a:,:4i,s~nce of 78.~5 feet;:,-ihence ~611h 75051 '38" West, 264.25 feet; to a point of cury~t,Jre; tlWDce along a cUrve to th.~'left, having a radius of 750.00 feet, an arc length 0(~~.i.71 feet and fhrough ,~' central arg1e of 32012'58", with a chord bearing South 8800l:$3," West, a chord distance of 416.17 feet to a point; thence South 71055 '24" West, 35?,+tfeet to ,!l,p~i~t of curvature; the~ce along a curve to the right, having a radius of 500"~.QQ feet, an arc distance, .of 1.5.5 .06 feet and through a central angle of 17046 '08", wit~ ','~, ,chord bearing South 80048 '28" \Vest chord distance of 154.44 feet to a point; t~e.l)ce Squth 8~041 '32'~ West amsta ~~ LAN.D' 105.04 feet to a point, the Point of Beginnm,(, ~. :;' :,' . '::: :': ~~~O\S;; ::. :REVlIlvf(ePROV~ :: . . a V l "~ Saidparcelcontaining167.02acres,moreorle~s."Ew_,,)';J', '::' :" ,::, ff: :7314 ',,::;, .':', ' ; :,' .. (;> fi).j 5Lf:/e St:iJ4'1'p OF \"\) ~~c " 'MERIO'IAN P,U6\.IC O",W N. I. ~~y , , WORKS OEp,T. ,. . I .'.':.'....;. "'-'., .: [,A- H D s u-Ii-v E Y-I:-H il 's E R oj j--'C'E s-' 357 E. WUlerlower Ln.. . Sulle F. Herldlon. 10 83642 P.208.888.1345 . f. 200.BBU354 !!!9.. EXHIBIT A PARCEL 4 ZONED R"2 Legal De8oriptlon A parcel of land Iltusted In Section 22, Township 4 North, Range 1 West of the Boise Meridian, ~a County, !daho, being more partlcularty described as follow: Commencing at the Soulhef:lst comer of said Section 22, said point being marked by an aluminum cap, thence Glong the South line of said Section 22, North 89"17'39" West, 1293.61 feeti thence continuing along South Line of said SElCtlon 22, North 89017'39" West a distance of 1353.62 feet; thence continuing North 89"tro~ West a distance of 2647.16 feet to the corner common to Sections 21. 22. 218 and 28; thence along 'he south line of said Seelion 2t North 89"24'48" West iii distance of 1307.51 feet: thence leaving eald South Une Nol1h 00022'50" East a dislance of 2039.08 feet to a point on the South bank of the Phylls Canal; ThenoEJ along said South Bank the following (9) course~ Bnd dlit8nce&: North 80"33'30" East a distance of 494.25 feet; thence North 60"40'00" East a distance of 951.83 feet; thence South 00"31'08" West a distance of 69.65 feet; thence North 65"46'04" East 8 distance of 651.16 feet: thence North 79"37'32" East 8 di$tance of 87.63 feet to the TRUE POINT OF BEGINNING; Thence North 79"37'32" East a distance of 668,01 feet; thj;ll1C8 South 00"5S'34ft west a . distance of 6.es feet; thence Nor1h 78021'21" East a distance of 245.06 feet;.1hence South 84030'54"135t a distance of 198.80 feet; thence South 80"22'45" Eest, 442.89 feet; thence leaving said South line South O()O28'13" West, 494,11 feet to a .point; thence along a curve to the left havIng a radius of 460.00 feet, an arc length of 169.67 f'ti!Jt and through III centnll angle of 97059'50" . wllh a chord bearing South 41030'03" West, 679.22 feet; thence along I!l curve-to the right hBVlng a radius of 400.00 feet. an arc length of 196,26 feet and through a central angle of 28006'48", wllh a chord bearing South 78055'42" West, a chord di$1ance 0( 194.30 f8et to a polnt; thence North 87"00'55" West, a dlstanOIil of 81.62 feet 10 a point of curvature: thence along a CUMl to the right, havlng a radius of 250.00 feet, en arc distance of 188.18 feet and through a central . angle of 43"07'41", with It chord bearing North 65027'0.- West, a chord dlsUlnce of 183.77 feet to a FlGlnt of ...veree CUfVsture; thence along a curve In the left, . having a radius of 750,00 feet, an arc d1atanoe of 575.01 feet ana through a central angle of 43055'39", with a chord bearing North 65"51 '03" We$\, 8 chord distance of 561.03 feet to a point; thence North 06"12'05" East, 237.43 feet 10 a point of curvature: thence along a curve to the left, having a radius of 200.00 feet, an sl1;llenglh of 96.06 feat and through a centrel angl$ of 27031 'or, with a chord bearing Nor1h Or33'29" West. a chord distance of 95.14 feet to a point: Ihence North 21019'02 West. 358,06 feet to feet to the Point of Beginning. , Said parcel gontalnlng 27.32 acres, more or _, End of Oesortptlon Project No. 05132 December 14, 2005 LAtlll ~U::l1JEilt.C ~rRt/ICE.s. 351 E. Vaurtlwer to.. " SuiU f. "iridIn. 19 UUZ P.Z98.886.1345 " f.29Un.H54 EXHIBIT At (LEGAL DESCRIPTION AND MAP OF PROPERTY) DEVELOPMENT AGREEMENT-THE TREE FARM MERIDIAN PUBLIC WORKS DEPT. Page 20 of78 !:!!9.. EXHIBIT A PARCEL 5 ZONED CN legal Description A parcel of lend situated In the south one-half of the Northeast Quarter and in the South Half of Section 22, Township 4 North. Range 1 West of the Boise Mendlan, Ada County, Idaho, being more par1lcularly desoribed as follow: Commencing at the Southeast comet of said Sootion 22, said pOint being marked by an aluminum cap, thence along the South line of said Section 22, North 89"17'39" West, 2647.23 feet to the Southeast comer of the Southeast Quarter of said Section 22; thence continuing along said South line, North 89'17'09. West, 60.05 feet to the True Point Of BeglMlng, Thence continuing along said South line, North 89"17'09" West. 1243.07 feet to a point; thence leaving said South line, North 01'59'10" East. 343.83 feet to a point of curvature, thence along a curve to !he right. having a radius of 150.00 feet, l\n arc dIstance of 221.56 feet and through a central angle of 84 '3T ~2.. wit!) it chord . bearing North 44018'01" East, a chord distance of 201.96 feet to a point of reverse OUMlture; theooe along a CUNe to the left. having a radius of 1000.00 feet, an are length of 470.27 feet and through a central angle of 26056'40", with e chord bearing North 73008'32' East. a chord distance of 465.95 feet to a point of reverse curvature; thence along a curve to the right having a radius of 500.00 feet. an arc distance of 494.38 feet and through a central angle of 6B~39'OS., having a chord bearing North 87"59'45" East, III Chord distance of 474.48 feet to. a point; thence South 63040'43' East. 311.09 feet to a point of ourvature; thence along a CUIVEl to the left, having e radius of 700.00 feet. an arc distance of 383.59 feet and though a oentral angle of 31023'49., having a chord bearing South 16024'45" West. a chord dislanca of 378.80 feet to a point; thence SOuth 00042'51" Wesl, 154.07 feet to a point. the Point Of Beginning. Said parcel containing 17.26 sores, more or less. End description Project No. 05132 Oecemnber 14. 2005 Lf,'ID sun~,\I!lC SEft.ICES 351 E. W.url....r Ln.. . Sulle F, "orl.lon. 10 nuz p.nUIB.1i45 . f. lBB.IBB,IH4 EXHIBIT At (LEGAL DESCRIPTION AND MAP OF PROPERTY) DEVELOPMENTAGREEMENT-THETREEFAWM NlER\OIAN PUBLIC WORKS DEP!, Page 21 of78 !!!9.. DHIBIT A PAACEL 6 ZONED R-IS Legal Description A parcel of land situated In Ihe south one Half of 5eallon 22, Township 4 North. Range 1 West of the Boise Meridian, Ada County, Idaho, being more par1lculiu1y described as follow: Commencing at tho Southeast CQIIW of said Sectioo. 22, said point bolng mBrkcd by an lIluminwn cap, lbaaco aIoDS tho South line of lillIid S<<llon 22, North 89017'39" WM, 2647.23 feet to tIw SauthC8lll corner of the Southeast Quarter of said Section 22; thenco coll!ibuiJ1g alOJlg said South Uno, North 89"17'09" Weat, 1293.12 l1let to the True hblt or BegbluiDg, Thence coatinuiDg along 8Bid South Uno, North 89017'09" West, 992.11 !celll) Ij.point; thence lelviDg said South Uae, aJoqg a curve to tIw right, hevlnz a radiu.s of 2400.00 feet, an arc length of 839.93 ht 8D.d thtuu&h 1& teI1ttsl au&Je of 20"03'06", with a chard bearlng North 15042'16" Es&t, a chord distance of 835.65 feet to s point: thence South 750S 1'38" East, 16-37 rcf:l to a point of curvlltvte; tbaoce aJoug a eurve to !hill 1eft, baving a radius of 1200.00 feet, an arc length of 949.71 foet aud 1brough a conlfal IIDglo of 4S02O'44", with Il chord beadq North 81 oU'OO" East, II chord ctistaJM:c of 925,12 feet to Il poil1t; Ihclnce North 58047'38" East, 502.91 feet to a point of curvatuto; tbeQce aloq a curve to the right, having a rBdius of 550.00 feet, an arc dislal1ce of 701.23 feet lUld. through a central q10 of 73003'01", with a dJord bearing South 84040'~2" Eaet, a chord dhtaoce of 654.69 feet to a PlIint; tUace South 48"09'21" EIIlIt, 172.87 feet to II point of curwtlwi theo.ce alo/lg a curve to the riPt, having a radius ot 200.00 feet, llh arc bigth , IIf 156,88 feat and through II eenlcal angle of 44055'32", with a d10rd ,beariJJ.g South 25041'05" Bast, a chOl'd dUtanoe of ]52.89 feet to II paiDl; &benco SOuth 03012'49" East, 72.76, feet to II point of curvature; thence along .. eurve to 1he right, having a radius of 500.00 feet, lIlI lICC dis~ of 322.40 feet llDd thwugh a ceotrallU1gle of 36056'38", with a long chord be.aring South 1:5c1s'30" Welt, a ohord diltauce of 316.84 feet tn a potut ofroverae c:urnture, therwe along a curve to the left, baviDg a ntdiull of 700.00 feet, OIl arc diataDoG of 19.18 feet ltIld through a central anglo of 1037'09", with a chord bearing Soutb 3205"14" Wesl, a cbord distaDoe of 19.78 feet ko a point; thence North 63040'43" Weill, 311.09 feet to a point of ~ lbcnce aloag II curve to the.left, blWing II ndlUll of SOO.OO feet, lID lll'C length of 494.38 feet and through a celltml angr., of 56039'OS", with a chord bearing South 87059'4S" West. a chonl dietlUlCe of 474.48 feet 10 II point of nwene cW'Wture; tbllDCO along Il curve to the dabt having II radius of 1000.00 fc:ce, au arc length of 470.27 feet aDd lhIough Il c:eQtral angle' of 26056'40"" with a ohord hllilring South 73cOS'3Z" Welt, a ohord dist&nee of 465.95 feet to a point ofrevene curvature; thence along a CUlVD to the 1cfl, bavina a radius of 150.00 feet, au arc lcqth. of 221.56 feet and through II ~al aoele of 84c37 '42", with a chord bearing Sooth 44018'01" We.. II chord disr4nce of201.96 feet to a pllim; theoce South 01059'10" Woel, 343.83 teello a point, tho Point Of BeplDiIlg. Said parcel contaJDing :34.95 ~, lI10rll of losl1. IlDd description ProjcQtNo.05132 Dcccmbllf 14,2005 . -l_i_.__'__~_l _...l_ 351l. WDurlOlur h.. . Salle F. ItIrtdioQ. to 83Ul P.108.889.1345 . L 201.888.7354 ~_._--- ~~~VI,~&O\lAL . I.. _-fj , MERIOIAN PUBLIC WQR\<.$ OEPT. EXHIBIT At (LEGAL DESCRIPTION AND MAP OF PROPERTY) DEVELOP~NTAGREEMENT-THETREEFARM Page 22 of 78 ASG..,... 1Il .~ ">- Anderson Survey Group.colll ~:.. EXHIBIT A PARCEL 7 ZONED CC Legal De6Ctiptioll. A plUcel ofland situIlted in the Soutbe&lt Quarter ofSe<<ion 21 and the Southwest Quattl=r of 22, Township 4 North, Rlmac 1 West of the Doillc Meridian, A6a County, Idaho, beb:tg mon! partiCularly described lIB fbUow: Ccmuncn.cing at the Southeast comer of ujd Sedion 21, tho Tl1Ie Point of Begillnlng; Thence atollS the SOIUb line of mid SectWn 21, North 89"24'23" Weill, 868.32 feet to . point; thence having said Soutb line, Nordl 00"34'29" East, 37.20 feet to a point; thence North 03 "00'02" Bast, 346.62 feet to II. point of cu.rv.1.umi thence along a curvo to the rieht, baving . radius of 800.00 feet, an arc diatmoe of 228.96 felll: and through 8 central angle of 16"23' 54", with 8 dJord bearing North 11"11'59" Bast, a chord distance of 228.18 fcot to a point ofreverae c~ Tb.ew:e along. curve to the left, DaVina a radius of 400.00 feet, lII1 aro leJJ&tb 245.40 feet lIIld through a central artglc of 3 S"Q9'OS", with 8 cbord bearin& North 01"49'23" But, a chord distance of 241.57 feet to 8 point; thCll1Ce North. 15"4S'09" W~t, 115.34 feet to a point; thmco North 71"5S'24" But, 125.94 feet to a point ofourvature; thenco,a1ong lLGUl'Veto tberight, baviDg a radius of 750,00 feet, an arc distanceof427.71 fed andthroup a cenllal angleof32"12'SS", with a cbofll boariug North 88"0I'S3" Bast, a cImrd disbulce of416.17 feet to a point; lbeaco South 75"51'38" Bast, 264.25 feet to a poUrt; thel\ee South 44" 20'00" Bast, 59.46 feet; thence North 00"16'30" Baat" 32.03 feet; I:bcace South 75"51 '3S"Bast, 60l.78 feet; thence along &Curve to the left, having Il radi~ of2400.00 feet. an arc length of839.93 feet aJ1d tbmugh IS ocn1rlll .ngle of 20"03 '06", with a chord beadog South 15"42'16" West, II ohord distance of 835.65 feet tQ a point on tlu= South line of lI8id Section 22; thence along said South line, North 89"17'09" WeR, 361.93 feet to tbe Pl'wt of BeglnnJDg. Said parcel contaiDing 28.45 Bcres. more or Iesa. End of Description Project No. 05132 January 13,2006 _._.1_, I_~_'_~_I- --,_._-- UJ (. lI"n"onr lh.. . Salll F. "Iridian, I. 83HZ P,ZOO.f80.1U5 . f 20" 00" 1.1';~ .~~. . M~~~~~ 6~~t'C EXHIBIT At (LEGAL DESCRIPTION AND MAP OF PROPERTY) DEVELOPMENT AGREEMENT-THE TREE FARM Page 23 of 78 !!!9.. EXHIBIT A PARCELS ZONED R..15 Legal Descrfptlon A parcel Of land slluated In the Southeast Quarter of Section 21, Township 4 North, Range 1 West of the Boise Meridian, Ada County, Idaho, being more . particulariy described as fORow: COmmencing at the Southeast comer of said Section 21, thence along the South line of said Section 21, North 89024'23" West. 868.32 feet to the True Point of Beginning; Thence continuing along said South line, North 89025'31" West, 439.19 faet to . . a point; thenoe North OO~'50" East, 859.78 feet to a point; thence North 89041'32" East. 106.05 feet to a point of curvatuAli thence along a curve to the left, having a radius of 500.00 feet, an arc distance of 155.06 feet and through a central angle of 17"46'08", with a chord beartng North 80048'28" East, a chord distance of 164.44 feet to a polnt; thence North 71055'24" East, 226.33 feat to a point; thence South 15046'09" East, 115.34 f8EIt to a point of curwture' thence along a curve to the right, havlng a radiUs of 400.00 feet, an arc length of 245.40 fuet and through a central angle of 35009'06". with a long chord. bearing South 01049'23" West, a chord distance of 241.67 feet to a point of reverse curvature; thence along a curve to the 119ft, having a radius of 800.00 feet, an arc length of 228.96 feet and through a contral angle of 16023'64", with a chord bearing South 11011'59" West, a chord distance of 228.16 faet to a poInt; thence South 03"00'02" West, 346.62 feet to a point; Thence South 00034'29" West. 37.20 feet to the Point of Beginning.. Said parcel containing 9.71 acres, more or less. End ot Description Project No. 05132 December 14, 2005 357 [. I/gl8l1ulle' In,. . hlle f. ",ridlon, ID 83'42 p.288.nl.un . f. znun13S4 :f~r)RqIJAL_ Li'I.:tO ~~IJH\1El(lt~G $E.~VICf'::: MER\OIA~ OP~~f.IC WOfU<'" . EXHIBIT Al (LEGAL DESCRIPTION AND MAP OF PROPERTY) DEVELOPMENT AGREEMENT-THE TREE FARM Page 24 of 78 ~ L . ~;~ ~_. ~ \ ---T.----~'!.~..-------,---~-----...--- ~. l I ~ ~ Ii,: I I ~ ~ ~ ~ ! I~ I 0. ~ , ~ Ii i : . I ~ f:::: ~ ~ <: <:::c ~ 2 Q:: l2: Q <:a Cj -q: "'l:~ ~ ~8 e:: <i'; :;;"" /-.. 0::"" W-J as 0~ ~ ~ c:i~ ~ Lw 53 V) :s:; Lw Q:: JO~~~Q~~~~a zaa~ S!e5ij8ij~6 ---- ,,,.,,~~... ~ ---9-T----- u.-'lr y, 73:;Wf/ ~~ : i j- I ~ ~ : b H " Ii I t i ~ : I : j ~\ 1\\ II \ . ur .t J i r / jl.-" ~ //' ~I' .. ~ ( I ~' ! . /' J I /--<r ~' ... Ii' I , I " ~'" i ~i~ o.ct: ~ -~ ~ ,. ~ ~ ~ ~ .8' i L to i OJ ~ t ~ ~ Ea I ~ ~ ~ ~~ 't:I' ~;w:;....... ~ .; ~]! t "'" ..;] il , ~' il ~ ,; L..J ~8 '" --J ,,'" r;ji3~ C ~ ,,-, 1\ ~ <.J ~ (/) ~1'i ~ " ,,. "- - '" , [j '" ~ I <.J I . 0:0 <\:1'1 "'< " , 0. ... I l ! \ (f<l!.,.. o. ' , I 1 I ~\ i \ , ~ \ \) L____~ - --............- ..., l:1~1 Q I ~ n: <\:" '" .. 0.. - " "- I: ~I. .f. ~ II fi '" Oll r:: ~ I I: ~ ~ Ii , g~ e I '" ck; l, ~ ot I ~..~!:l!!'~__-J co ~ EXHIBIT A2 DEVELOPMENT AGREEMENT - THE TREE FARM Zoning Map of Property THiftREE FARM .ZONE MXP ...........,..,---..-;'i-~!.~ '''-7' --',f ".", ):; '-"'r-~ . I /"" , P.~2 ....-..'-to.. '. _..' - I ,. I '""-- J 4 i J 'I I a.a FH I THE 1R,EE FARM ~ : : rsl ... -.... " _'__'__.1 ~ ...'" I' "1 ' 1-[' - ../' Jil" " . - ~ I I , ... -- I 'I" _&Tell I "IR-lS . ~ r ~:L~' '" - ~ "1. ...~;;,:.,. :' -..--__L L It I ...-........ II _. .'-". ~ .......... . ' ~ ' :' . -W, ~.',~. I · ~......... ~'"""". ~ , ' 2 ' o I soo 1000 2000 , ,~ !II fiEl .JooO ---'l t TIlE TllEE AAlW lIlveRi....... ~~ '......... __ ..... ~ 8I7fIl ~~SA4-J1aD PAJD'~),~1IiI EXIllBIT A2 (ZONING MAP OF PROPERTY) DEVELOPMENT AGREEMENT - THE TREE FARM Page 26 of 78 EXHIBIT B DEVELOPMENT AGREEMENT-THE TREE FARM Owners of Property by Parcel Nwnber MDC, LLC 4410 W. Chinden Blvd Meridian, ID 83642 80422315300,80422417300,80422244605,80422142300 Doug and Meredith Carnahan 4410 W. Chinden Blvd. Meridian, ill 83642 80422244610 Chester Properties, LLC 7169 N. Spurwing Way Meridian, ill 83642 S0422325401,Ft7219170210,80421417500,S0422233750 Treehaven, LLC 2242 East Riverwalk Street, Suite 200 Boise, Idaho 83706 R721910100 EXHIBIT B (OWNERS OF PROPERTY BY PARCEL NUMBER) DEVELOPMENT AGREEMENT - THE TREE FARM Page 27 of 78 ~ '"' ~ E-< ~ ~ I u~ 1i CIOl <;; e::E ~ S= 8 ~ ~ ~ S f;OI !:i Q It: ..~ jJ 23 ;)- ~ I~" ,~ '-' .\, " .:.~ r '.:11 .. ~', i'I'~ ':. .~ ~,~~ \~\ :';,:\: bli. ,'l\,. ,J 11\ \\1, I ~ s ~~~ 1H -g., .....=." .' ., " - . ~.,; ~ ~ ~ ,'. /'f'..'!. f ;;:~ .!l ] f J '.j . ".' ,I: . : '\ ~':::"~:~~"'~ -d/ .~. l'1 I >-" J"';"" ,'w ~ H~ ~:;; HH U~~l!.i." H~:;'~H If ~.=~ j:~ ~~,Il,'!o.ij: ~'~irtH tip!"" l"m1i~~ii-' -,,~~o~aii '~";~.~.e!l , t'h.rh.rt ~U~til'~1 s!"s. g> ~ >J.~i f F5~<5,1l.ll~" ~ ;Wm~;;:: t.;:~ ~ joo 0 0 ~~W :;:;-t.~".~' c..~~J r ~~ E) :z E< ~..c M;;"-. LJ... <lJ... ~<- 1-"' '-' C1J :z ..c f- ::: :... Jl II :f lI1 00 l'- ... " 00 '" " ~ ~ ~ ~ E-< ;j ... I ~ ~~ t~ tj..( "'E-< ~~ u! i~ IiliIQ EXHIBIT D DEVELOPMENT AGREEMffiNT-THE TREE FARM City Council Findings of Fact, Conclusions of Law and Decision and Order EXHIBIT D (CITY COUNCIL FINDINGS, CONCLUSIONS AND ORDER) DEVELOPMENT AGREEMENT-THE TREE FARM Page 29 of 78 CITY OF.MERlDlAN FINDINGS OF FACT, CONCLUSIONS OF LI\. WAND UECISlON &'ORlJER RE~ CEN' ED .,.. J,./ l' "'J JUN l 2 2006' CHYf:.P MctidilUl ."Pj.~~i ,lark Office ~;,.. ,.~41.~''i- oj r--.... U /' ,m II ii!ii:r~~ '. . \.../VLtJndid,;-',..; . '2. ~:i;. ,;,;'W. .1" "~L~.~/..Cf In the Matll~r of Annexation and Zoning of:l:358.57 aet"s from RR (Ada,CoUJity) to.R-2 (Low-Density Residentllll)(66.02 IIcres). R-B (Medlunl-Ocnsil)' RC51dentlal)('l67.o.2 acres), R.15 (Medium Uigb-Penslty Residential)(79.82 acres), t-N (Nelgbborhood'iJusincsi)(17.26 acres) and C.C (Community Buslneu)(28.4S atres) for The Tree Farm, by Treehll-"en, LLC. Case No(s). AZ-06-004 For the City' CouncllHeariDg Date of: ,June 6. 2006 A. ,Findings of F,td 1. Henril\g, rllets (see attach cd Staff Report for the hearing date of JUllIl6. 2006 illcdrporoltcd by reference) . 2. Process ~'acls (see attached Sta!fReport for the.henrillg date of Junc.6,2006 ulcol'pomted by. referene"') 3, Application and Propeity Facts (lieellltached SlllffRcport for'thc heliring~lIt~ dHime 6, 2006. inenrporated b)' reference) 4. Required Findings per the UnHiC:lfDcvclopment Code (see attoche4 Staff Rcpojtfor the .hearing dllill.of Jillle 6, 2006 lncorpmated by reference) B. C:onclusions of Law I. Tho City of Meridian shall exercise the powers conferred upon ifby the "LoCal Lund Use PlalUling Act of 197 5." codified lit Chapter 6S. Title 67. Idaho, Code (l.C. Mj7-6S0~). 2. The Meridian Cit)' Council takC$:judieialnotioc ofils Unified D,m:lopl1u:ntCodc eo~ifhxI lit Title 11 Meridian CiW C9de, and all cummt zonlng:n;tt!psthere9f.TIle efty of Meridian has, by ordinance, IlStablished the 1mpllct Area and the All'\.endcd Compr",herl.1liv= Plan'ofthc Clly of Meridisn, which was ado pled August.6, 2002, Resolution No. 02-382 and Map~. 1. The conditions shall be reviewable by the Cily Council pursWlnr to Merid'ian City Code * 'II-SA. cm Of ME'IUDIi\'N FINDINGS Of F^Cr. C(jNCl.USIONS Of.t.I\.W'AND DE(;/StON.I< ORDER CASt: 1'/0(5)', AZ.06.I)Ol- rAOE I Qf3 EXHIBIT D (CITY COUNCIL FINDINGS, CONCLUSIONS AND ORDER) DEVELOPMENT AGREEMENT - THE TREE FARM Page 30 of 78 4. Duc considera.iiOIl has been givcn to the. comment(s) Tcccivlll-'l frol;1Hhli goveJ:1l.1.ncl.1tlll subdivisions providing service, in the City of'Meridian plHnningjurisdiclioh. s. a.is found public faeilit.ies lInd services required by d\~ proposed development' will not impose e,'pense upon the 'public jfthe Httached conUitiolU of lIpprovalare inlposed. 6, That the City has gmnloo .an order of approval in Ilccordance'with lhj~ Dooision, Wllich .shllll be 'signed by:the Mayor lInd CilY Clerk and then II cOpy served, oy the Clerk UPOIl lhe applicant, the Planning Department. the Public Works Dq>artment alld any affected parly requCs-ting nOliee. . . 7, That this. approval is subject to the Legal De:!criptiQn and tho Amended Development :Agreement Provisions listed in the allllched Staff Report iIlI amended during Ul~ IleaTing date of June 6, 2006 i!l~olpor8ted by reference. The Development Agreement provisions are concllld.ed tD be reasonable aud the.applk'llnt shallmcet SIIch.ttquiremeiits'as n provi.siim of annexation S:pprovlIL . C, Dccisionand Order PIJl'$uanl to the City COUIICil'$.lluthority liS provided. in Meridian ~iry- Code.~, H-5A ;I'od' based upon rhe abuyc lllld foregoing Findings of' Filet wljich lir~ het6in.adople<.l, it i..'J..hcreby ordered tliat: The IIPPllCRllts reQuost for Annel/alien is approved subied to complillnce with Hill -Development ARreemenl Drovlslons provided in the Staff !tenon. liS m?dUied 'bv the testimony lit the June 6. 2006 public hesrinl!. Tbe MeridIan City LePlIl Dcpartment will. incorporate lulo the Develobrtl8nt Al!reement .all qf the lestin'!>nv from the applicant and the public and Connell rel!ardloe Quality of develoumcllt. ODeI' space reauiuments. lecess to the adioinin! oroperUes. internal circulation and !lIe-va dons that Were provided at thc .June 6. 2006 City Couridl hearinl!. "rht applicant'shan /tav" the development al!reement Jlsmed withIn six l1:!9nths of the date of lIpproval of the aJineution 'li,ld is reQuired to IIpbmlt a Drelfminarv,plllt to the ClLv within 11 months oUhe s/!!III1H! of thl: development allreement. D. Attached: Stnlf Repolt flir,llie hCliring dilte Q( June 6; 2006 <'ITV Of MJ;.RJPIAN rrNOltlC;;8 Of FACT. CONCLUSIONS Of 1.;,0. W ANO'OIlCISION 8< ORDER ('AliI! N(l(S) A<G,1l6.01)2. .1' ^O~ 2 on EXHIBIT D (CITY COUNCIL FINDINGS, CONCLUSIONS AND ORDER) DEVELOPMENT AGREEMENT-THE TREE FARM Page 31 of78 By aCtion oflho City CouAcil at its regular meeting-held onlhe 27-16 dlij of .._.~_._._. 2006. COUNCIL. MEMBER SHAUN WARDLE COUN(,:IL MEMBER JOP. BORTON COUNCIL MEMBER CHARW! ROUNTREE VOTEn.~ VOTED~~ VOT'i.D~ VOTED~ VOTED -_ COUNCIL. MEMBER KEITH BIRD TIE BREAKER MAYOR TAMMY de WBERD ,~~~ II f)~/~~ A'n.cST: l \ I L A~ -A~ al ~ BbAL,f J wff'~BERa.JR., ~rtvT;$.~~t.'~,,, .f../ .>,/ ~ Ihl'/~( . ~ "" II"" ."1""100 \,,\\ - / "111"11'''''\'\ Copy served upon: V AppliCoafll ~ Planning Department Public Works'Departlllcnl. -'-- Cily Attorney By: ~^~ a 2..1..l._----.... Dated; .-03-01..1 'CiTY Clerk's Office . CIn:.OI' MERIfJIIIN l'INOINOSQF FACT, CQNCLUSIONS OF LAW AND DF-C1SION &. ORDEn CASF. NO(S). Al-ll6-otn. PAot 3 on . EXHIBIT D (CITY COUNCIL FINDINGS, CONCLUSIONS AND ORDER) DEVELOPMENT AGREEMENT-THE TREE FARM Page 32 of 78 CITY OF MERIDIAN l'I;ANNll"lH>liI'ARTMliNT'STAFF'RE:rOIl.T FOR, 'rJ-/li I'II!AIUNG DATI;; ()F JUN\;'~. 2006 STAFF REPORT TO: FROM: HCllril1gDnle: '6/6iofo Mayor &,City Colmcil C. Caleb HOod,Gun'em Planning Manager Meridiall Planning Department. ~08.S84-SS33, ;';'-~il~ ""'- 0 /' ""'" f~rli~~,;!: \.../VlcnditrJt' :,c; ~. ,.. l:l.\II(1 (.~ '1',\ ./...... . ~ ~~~~.;;::..~~' SUBmCT: T~e'Tl1:lll'nnl1,AIU1C)(atio'n AZ.o6-004 Aru1.i:xation alld 7.oninll of 358:57 llCJ'e1 from RR (Ada COllllty) to R_2 (Low- .DcNity ~idmlial)(66.02 ilcrCll), R-8 (Mcdillln-DcnsiIY Resfden'tiaI)(167,02 acJ:C$); It-IS (Mcdiunll'ligl~-Don6iIY RC5idOlllial)(79,~2 acres), C-N (Neighborhood I3lis(ncss)( 17.26' ac=) alld C-C (C:Q~Wlunit Y' Busincss)(28.4S Bcres) for tile Tree Farm, by'Trcehllyen,LLC', 1. SUMMARY DESCRII'l'JON 0J0' Al'fLlCANT'S REQUF..sT The applicant, Trcehavc:n, LtC. hIS applied .for Annexation and Zonina of 358.57' acres to R-2 (l..ow~Density Re5idcl1lial)(66.02 aCtlls), R.8 (Me(jilllll-Dcnsit)i Residentiul)(l67.02 <lcres), R-15 (M~dium High-Oensity RC,sldenlial)(79.82 acres), CoN (Neighborhood Business)(I7.2,6 acres) and C-C (CommuniLy Husiness)(28.4S acres). The subjecl property is (:Uf1'enliy zoned RR (Rural. Residential) in Ada Counly. The applicant has subinittcd II concept I,lllll with the ~ubject Annexlllipn and Zoning, appli~tion; ,the Uppli('I\I1t is IIQI proposing, any' new land uses. du\.elbp'Tlent or subdivision at this time. The site I.' IOC.lc,lon lhe lIarl'h side of Chinde,11 BoulcYBrd, .pproxinlOllely '\10 or a n,ite west of Black Cat Road 'e<tteJ\ding. /lII..1 to al'pr(>~irllalely Ten Mile RO,lId Road, This siLe hus upprollimaLdy 5,300 feel oHrontagll On C'l!i'nden Boulevard. Thi. Silc is c"mp,~e<l or tel' I'.rc~l. which Ilre o~ned by fivc dltTerenll'ropcI1y .owners. There is an existing wh/,Il,..lc ll\!,,"CIY, lb(-ee. sbill1c-fa'rnily hames, and soverlll oulbuill/htg. on this she. The subject properly is, ).\Iithih li\" area proposed 10 be a parl"of the City Qf Meridian's Area of Impact and, proposed Urban Service Planning Area.. 1, SUMMARY RECOMMJi;NDATION The subje<:l AnnCllat(on.' and Zoning application waHilbmilled to the Planning DepartQlent for review. By City Ordinance. the Planning & Zoi\lngCommission makes (ecdmmendatiollto, the ('OUiIC!) on' A.mexalion Bnd Zoning 'appIiCations. Any comments related to.the.Arinexalion application (AZ:06-004) wHl be included in the Gonunliisiol1's I'llCOmmendation 10 the Council. St~ IT is rocommondinl: aDDtOVBI of The Tree Fa"" Annexation (A:Z-06.0041. with a VCYehlDm~nl Afirrerncnt for this omiect. TIle MOri<1iall ,P1lillnlng and 7.onioa ColllJllisslO!l heard tbe jtem.oll . Man;h 2nnd April 6, 2Q06. At the Ap.;j16..2Q06 oublicbearinl! the Commission voted to recunnnend del\il;\!. At the JWlI!6.: 1006 M~ridillD City Council meetln". the Coullcil voted to. BDurev" tbe sullied BDDlicBtlen. n. SUmmll'Y of CommluloD Public liearlne: i. In favor; Derick O'Neil!, Doull Carnahall, Poto O'Ncill , ii. In opposi1ion: Tuck Ewing, Shcrri'Jo....ing. Arthur RlIbehl~ John {lwing, Bill Gigray iii, ('ommcming: None iv, Slurfpreaentlng,appliclItion: C.illcb' Hood v. Other staff commenting on appliCiltion: Bill Nary b. Key Issuel of Dtseunlou'by Commission: Ti,t TrCl< Fann A"no""I"" - "1..06.00<l PAGE 1 EXHIBIT D (CITY COUNCIL FINDINGS, CONCLUSIONS AND ORDER) DEVELOPMENT AGREEMENT - THE TREE FARM Page 33 of78 CITY 01' MIiRlJ)IAN I'I.ANNIN'Cl T.l.F.I'ARTMENTSTAFI' Rfl'ClA.T FOrfTl1lO HEARING DATr.OF JUNE'.G, ,OOG L OWllCfShip of pare cis iIt'IIr lh~ I'hyllis Callal, adjllcClillO the TECQ' One properties. andadjaccll.( 'to. tile Rabehl out~i)ftTcel: ii. Provil\I'ng (ull.lre public Sl~ ,accejls 10 I~ property to Ihe. nllrlh (AI<\qpe), c. Key COnunilSillll Cbaoee! to SlaffReCQ'mmeadlltiQa: L Sta(fI'e<:Qnunende.lsppr'tival; the Commiuion RQCOl\1mendlflitm is for(len;QI. d. OutstlllldinJ luues for City Council: i. Staff recomlllended approval orlhe lubjeellllUle:t4tion applic.1Uon, B'nsed on the tart thai provisions {.or fiMure PUbllellrMt Icetsll to. the DTolle~t" to the, north (Aida Dol bad qot b~n r&lol'l'Od bv tbe bearln2 dilte. the Cllrnmlssloll rocoml&eaded deDilll of the nnneutioD. SuhlleouenllO Ih" Commil~iQJJ h\:llrinl!. the 80DJicanl met witl" (';ilV ~Intrlllld has ~iaeulSed a oouiblc K(,Ii.lll0\l,IQ Ihe neeess issue ta the AldllPc orooert:v Slaffbc1ie\'eS tbaUh\; aooli'C6nl, will presenllhis DMllosal to the Cilv Goun~i1 at the June 6'" llublie henrin/!., 3. PROP9~.ll MOTION (to b~ couldcrell:lI{lcr the public hetriDg,\ App'r/lval Aftcir 'COIIsideling all staer; applicant i\IId public lll!lllmO!'y. I mOVlllO approve f1i,le Numl;icr AZr 06'004 a~ prCiented in ,the StafTRepcirt for the hellring dato of Jum; 6. 2006, wilh Ihc-f611owing' modification' 10' rhe propoHed dovelopmelU agn:cmelU: (add any pro,poscd modificalioJlS.) Delila I Aller e'.lllsidering all stalf, appli<;l\J\\ and pllblic lestimony. 1 move 10 deny 'File N'llnhcl' AZ.06. 004 as presenled ill the Starr R"port tqr the h"aring, dale, of 111'10 6, 2006, tor thp following ".enaon.: (you shoulc.1 ,tale specific rc;\501\5 fOT d"llial "ftne l\,ulc1Cnli",n,rC!ltlest.) Contilluance Aflet: considering all slaff. applic,anr an'" public res.limony, I move 10 continue HIe Number AZ- 06.004 to the hearing dale of (insert conliIllIcd ,hearin; dale lIere) for (he follo......ing I'ea~on(s): (you sholjld state specific reason(s) for conl\nuance,) 4. APPlJCA TloN t\ND PROPERTY .'ACTS ., 'Sile AJdrul:SlI.ocatic)J1: 4410 W. Chi'nden Boulc:vardi4740 w. Cllhide" Boulevard; no.n'h siae ofChlndcn Boulevard in Sl'eliOM 2111.id 22. Township.:l North, Rance 1 W..,St' h. Owncr~: MDC; LLC 4410 W, Chinden 80ulevnd Meridian, to' 83642 ' . ,~ Poug and Mel'cdillfCnmahan 44 J 0 W, Chindel1 '.Boulcvard Meridian, ID 83642 & 10 Ann Eggors Trust 7169 N. Spurwing Way Meridian, ID 83642 &- 10 Ann Eggers' nmt al)i1 US RlIl1k Successor Tnlslee 1'.0. Box 64142 Tho Tree f,,,,,, """"'."0" - AZ.()6.004 l' ^QE 2 EXHIBIT D (CITY COUNCIL FINDINGS, CONCLUSIONS AND ORDER) DEVELOPMENT AGREEMENT - THE TREE FARM Page 34 of78 CITY Of MERJDIAN rl.ANNlNG m,rAATMBNT STAFF IUil'OflT FOICTlU! HEAklNO DAn OF JUNE 6, 1D06 "Sl. Paul, MN 55164 & Connic Avery 4740 W. Chindcn Boulevard .Meridian, to 83642 ' c, ApplicaIll/Rcp=entallve: Derick q'Neill d, Prus"n[-Zonin~ RR,(Adu County), c, I'resent COlllprohCIJslve Plan Designalion: Mixed Use - COIl\l11unity, Mediul.1)'Density R:c:sidenti:lI. Low DCIl8'lyResidc:l'lIi~I, slId a Potenlial SchOllI Site arc all,desiSl1l!lcq fOT lhis propel1y OD the ~ Future LM~ Use Map. f. DC:scription of Applicant'$ Requcst; Requ,est forAlmcxlltioll and Zonin& of 358,5 7 ,aeres, [0, R-2 (l.ow.J)Cl1sity Residentiill)(66,02.aeres), R.S (Medium-Demily RllSjdcn~ial)(l61:02 acres), R.1S (Medium lIigh.Den~ity Re,sidential).(79.82 acres). CoN (Neighborhood Business)( 1726 acres) and C.C (Community Buslncsa)(28.45 acres), g. Applicant's StatcmenllJustitication: The Tree'Farm is II 362.65 oera plalu'Ied community located nOl111 of CJiinden Roulcvard, directly west!>' Spurwinll Country Club. Thc'pn1perty. is' ~ummtly in Ada Counlyand oulside,ofUleMcridlan area nfimpaCl. However. it is part oflhe CUI1'e.ll Comprehensive Plan Am~l1dmenl"ill P"OCC8S, The proposed comprehensive plan calls for mcdiu.rn Illld low dClI$lIy hOU$ingu wel! os, 8l1elghborhood conunen<ial IlRd cOnlmuniw <;M\Jllel'eial cmnponenl. The ~pplleant b",~ I11C,I,. with the City of,Me,rjdian oUln,ewlls Ii mes 10 refine a eonccpl pIon l(l maIM thc' ncwouliined comprchen5ivo plan (please' seo' Applicant's 'Submilllll Leiter,) 5. PROC'~SS FACTS II. 'The subject application will in fn~l consljtutqn annexation I\S dfter:mined by-City Ordinance. By reuson Qf the provisi<illll of the Meridian City Codo Tille II Chap.ttr 5. a publi,~ h~'1lring. is required before the City Council on thi, iMtler, b. Newspaper Iloliticalions Pllbli$hcdon; Pebmal.)' i 3 lInd 27, 2006, (Cor p'& Z Commission hearlllg) a,nd May. IS il/ld 29, 200,6 (forCity'cilunc.ii hoanng) c, l~adius notices mailed to pl'opertie.~ wilhin300-f0cl QIl; February 8, 2006 (for r & Z Com1l1issionhearing) alld May 12.2006 (for City COUncil hcliring) d, ApplicsllI pOsted noticcun Bile by: Februnry'20.20I,l(j (for P &: Z Commission heann!:) 6. LAND USE a, Exislillg L.Jnd Use(s): There is a., exlslitlg wholesale.nursery (1m faml). IJJre~ homes and other outbuildings on the suhjecl site, b, Description of Character of Surrounding Area: This a~ is primanry rum] r\''Sidenlia! in nSILiTe. ~his area, csp~jally sou!h of Chfnden, is rapidly Irlln&ilioning from rural to urban. c. Adjnceml.and Use alid Zoning: 1, North: 'Phyllis Cnnul; RUl'ar residential; Agricultural, U>llcd RR and Rl (Ada County)' , 2. Ens1: One-acre lot" in.Spurwing Suodivlsion and W""tWing'Subdivlsiol1, zoned RR (^da COUllY) , J, Slluth:'l'roposed Bainbridge Subdivisign, 7.OI1ed L.:o and 1~.;g; Sev<lrli,1 rural prOpcrtiCli in Ada COUllty, zoned RlIT nl;; T r= f,U1l} A.n.nCXDli'J11 - I\Z,Ori.OCH P .AGE".J EXHIBIT D (CITY COUNCIL FINDINGS, CONCLUSIONS AND ORDER) DEVELOPMENT AGREEMENT - THE TREE FARM Page 35 of78 ~:I1'Y or' MF.Rf[)IANI'I,ANJl/ING DEPARTM"NT STAr:FRIOI'O.RT FOR TflF.IfEARJND O...TE OF JUNJi. 6,:.00(, 4. West; AgricIllluraltmd'rUJ'lI] residenlial, ?OI\.ro R.R(Ada County) d. History of Previous AClions: The CilY is cUITemly in lheprocess cif al11ending, its. Arell Q[C'ily "',pnct 10 includelhe subjecl area. The COlllprehensivcrPlan'Map MllliclrlleJ1I'~pplie;j'li(lm is ollllle' "ily Council agenda for MlI1ch 7, 2006. On !..:larch 7. '2006 the CillY COl;llwil i"'led to approve the O1"1l!1"ehelUive PIDD Map ~11"'id/lle~lr ,which inclf,'dlilll ini:oQ>Or7<li~~ the Sllbiili::t $fea onlh", Furul'e Lanl! Use Man. e, EJ( iSlinll COIlsltllinls .and Opportunities: I, Pllblic Worlcs: LOCltlion ohewer: This parcd curremly has no .\!we!( ailililable lo,il. It is master planned 10 sewer to the future North Blaek Cal Trunk which willuor be'ftvailable rill 'Iatc 2007 Dr early 2008. " Loca!i(1ll o{ water; Therc is no City of M=ridian water maill curren11y uvuilllbll' to Ihis sileo United Waler cIld tlie Cliy of Meridian ar~ ClJtrelllly il111ellotiliLionS-lhal . would alloY( United, Wntcr t6 prQvide walet scrvice to \his rite. . luue. or concerns: Sewer will 11.01 'be available till laic 2007 IO.l:llrly2QOg" 2. Vellellltion: There arc SDlIle exisling lTOO.S olllhi. site that, should be pr(lteeted Or mitigated for when this prop,<rty develops, ), Floodplain: N/A 4. 'C~n~I$!DiIChcs Irrigation: Any imgllliollditehcs, lalernls ~nd clm'lls (IlOt I'hyli'iS) Ihat cross lhil< proper1)' should bc liled when Ihis property develops. 5. Ilazarcb: Sratfls not aware ofany h~rd".ssoeinled wilh lhi. property. 6, Proposed Zoning; R-2, R.8, R-I S, C-N and C.C 7. Size of PrnpCll'ly: 3Sg.,57'ncres f. Sllbdiviajol1,l'lat In{onnatiOlI: The IIPp'licsnr has llot submitled ~ preliminary plarwilll.'thc sllbjecl anl1e~8tioJl8pphcati'on. 'S.tafft'ClX11'I\mendsirntt the CilY Ilnte(illl!>,a tc\'eloprnlinl Agreement (OA) wilh the subject propcrty oWllers" Suoh lIglW/JICllt shl:ll\ld Include the provisions ill Sec.lioll 10, Analysi~, bclow. g, Landsc.'ping:' 1. Width of.s!J:~e1 bll.ffill{a): Pcr City C<o(ic (UDC 11.21\) Md the: CompreheDsive Plan; a 35.:fool widr: landseape stn:c:l buffer is f\lll-llircd adjacent to C1lind.cll BO~llevard. an tll1ryway 'corridor. PCI' the1JDC a 2S-fI'XlI wider slreet b~lrfcr is rcquired pdja""lll to aU arl~al alree!s; a 20-1'001 wide street buffer is req\llrcd inljai:cln \(> coU"ctor stroets; 3nd, a IO.foD! wide.buCfer is'required idjllCOllt \0 nlJ'~oltiml:rciaJ meelS, When tbis propelty develops, the ell)' llhould require full compliance witb the slreel buffer requirements of the We. 2. \vicjrh ofbuITcr(s) belween' land uses,: Per City Code (UOC 1'8ble 11-2B"~). a 25- foot wide Isndscape buffer,i~ r<<i\lin:d,belwecn commercially lIOtled propenics and l"<:~idelllil\l US('s!ZOIlC8, When' tllis property develops, the City shOilld reql,lire filii compliance with the land'llse bUffer 'teq\li~ent$ c:ifl~ UDC. h. Re<.luired Commercial Standlll'lli: C.N IlId C-C Sclbal;)ks Proposed Lands<:llpc (l..oi;aVCollul1cl'cial) NtA RCQ1lirt.d 10' Tho 1'...... Farm """"11;""- AZ.o6-00~, P,~GE 4 EXIDBIT D (CITY COUNCIL FINDINGS, CONCLUSIONS AND ORDER) DEVELOPMENT AGREEMENT - THE TREE FARM Page 36 of78 CITY 01' MRRIJ)IM, PI....NNING rll:.PARl'MllNt ~1'^fl' RF.I'OWI; fOR TliE HIl^'UNG DATe,OF JlINE 6,2000 f:nlryway Road (Chilldcm), Collector 81,'01:' Ma:<imul11 Building Height i. Ret]uircd. Re~ldentiid Stand~rds: R.2 Setbacks ,FronLlSlreel Side Living Arelt Side Accessed Garage Front Aecessed Garage Inl",'i.ot Side, Rear Frontage Lol Si<:" Setbacks front/Slreet Side Living Area SickAeeea5e<l Garage Front Accessed Garage IJ1\eriar Side R.ellt Frontage Lot Size R-8 N1A 35' N/A 20' N/A 65' Proposccl Required N/A 20' N/A 20' 'N/A 20' N/A 7's' p,cr stll!)' NIA liS' NlA 80. NIA 12,000 Sql!llrt: feet Proposed Re,quired N/A IS' N/A IS' NlA 20' N/A 4' N/i\ U' N(A SO' N/A 5,000 squaTe feet R.IS :Setbacks PHlpOSI.'C! ReQuil'1:d ,'FrollllSrrcel,Side Livi,)g 1\reIl, NlA 10' Side Acx:et;sed Garage NlA IS' j'rollf Accessed Garage N/A 20' I"tel;"r Side N/A 4' Rear NfA IZ' FrOntag.. NtA O' 'Lot Size 'N/A 2,400 square feel j, SumnllllY of Propos cd SlrcclS ll"dlor Aocc;u: . A.$ mentioned above, the applicaut is n(lt jlropoiillj,( to develop/plat Ihi" property at thlslirne. Tlw'e should be fulUte c~t-west aod' north~sou{h eollel;torl,ar\crial rOlldway~ OOI1SltUcled whbin tho ,bourularico o{this liire which would c<oWlecl Chilldell,,BOlllevard;\ll1l alack,Cal Ruad!lveIl the Rim. 7. COMMENTS MEF.TJNC The: T'rco FilllJ1 AIUICK.:arlt'1\ ..I\Z.06-004 PAGE. S EXHIBIT D (CITY COUNCIL FINDINGS, CONCLUSIONS AND ORDER) DEVELOPMENT AGREEMENT - THE TREE FARM Page 37 of78 CITY OF Mf;RIlJI^N l'I.^NN1NOOEP(\RTMi:NTSTAff Rl:;p.OI;rr fOR TliE,H12ARING.b...ie OF JUNa 6. ~006. On Febnul.'Y 10,2006,0 joint. agency and dep;\Jtm~m'"icctillg wss held with ~<"TVic"'providcrs in this urea, The UlICIlCillS and departments pri;sent hielude: Meridian Fire Di:p/U'lment, Mclidi~n I'arks Oel'snlllelll, Me.t'idilln Public Works Deplll'lmcnl, and tho Sanitary SCJYices Company, The Meridian fit'e Department and the Meridian Parks DepartmclIt were lhri'only departln,!nl.~' or aaeneies.to provide comtnents. These conuncnls aJ;e "standard" and have ncit been included as cOl1ditiol\$ of'annel(atiOIl. Once a development plan(sJ. is .ubmiudd alllffwHl proVid~ lhe.applicant wilh specific COalmOllla lIlld cOlldit[oos froni aU colllmclltill8 ager.Jcle$ and dept1l1l1lelltS. 8. COMPREHEJ'l/SIVF. PLAN POLICIES A.ND GOALS This l)rOperty is dell1llllatcd '.'Mixcdl!llc'. Comn:wnily", "Medium DCIl~ily Rosi<Jjl/ltial" '~nd "Low DelllliLy Residential" qn Ihe propos~ Cllmpreheosive Plall Future l..and lJ~c' M..p. fn Cl\8jll.cr V II of Ihe Coulprehensive Plall, the mix~.d use designatioll is defined In p~r1 as .'ll area that is situated ill highly'visiblc or transiliolling partll of Ihe City where innciViltive and fleXible design. oPPollUnilics are CIICOWlIgcd, rlic Mixed Use. Commuwty designlllJoll allows l"CllidclItinl dCI1Sity hC1WCCll .3 alld 15 dwcllillg units pcr lIero. lip to 200,000 IqUllre [cel'llfnoll-residcnlial. building area, and is intended 10 allow a broad ""n~c: ofusCB. Medium dlllllllly residential nreJ< at". amicipaled to contain belwellllthrec llnd eight dwellings por ,,~, .:while low dCMily rCllidcnl i.l arc;}! are anticipated to conl.liin Ill' to' three dwellings per acre. SLafr finds Ihe following Comprehellsi~c.Plau policies 10 be applicable to this. pwperty'.and appl~ 10 Ihc' subjcCl propert}' (lllefT analysis in ilalics below poliQY): RC'luiu;. 111.11 development projeCt" have plarulrid fOr lher pfllvision of aU public.. S~~VICts. (Chapter VII, G08tIlI, Objective A, Action I) . Wiltlf III/! City eslablishe.r il.r Area of Cily Impact, it plulfs In ptitNide C'i(y serVices. 10 lfie SIIIYI!CI properlies. The City oj'Merit/itM plum to f"TJvlda municipal' ,f/!"vices 10 file kiild.,. plYlpos<Jd 1(1 /It! alll/ued in Ihe following 11/(111/'('1:- ;<;anita,.Y' ..ewe,. and wa(/1" "e,.,,!~/! will 1>11 e%iS"ded 'If! Ihe fJl'of<,cl 01 Ihe de.vulaper '.f up;'""e. The ,,<<bieetlands .CIIrrl!/flfy I'/I! ,i.'ith;n the ju,.l3dict!on oflhl! Meritlian Rural.)'!!'/! Dlstrlcl, Once IJnllf/Xed Ihe lands wil/. be IIndei'the jurlsdlcllon" q( Iila. MeridiM City Fire Depal'/menl. who cu.mmrfy share. '8,i1u/'Cfand per.rIJl/he!. wllh .Ihe Mel.idian RUlll/.Plre.D/;lparlmenl. The subjeclland.r cUII"l!lnl/y Iii!. wilhin Iheju,.i,l.iJic/i///f.oj Ih", Ada CI!lIIuy SheriJTs C?!Jic:<(. Om;/! u17/fexed Ihe land.. will be sl!",icod by the Meliliian /loliet! D.~pll"ll7Il!rII (MPD;. The l"OadwaY.I.llLlja......m wlhe stlbjeellands are eUI'I...,.,lIjI oWlleil (JIl(l mainlained by 1M Ada Coulltjl Highlva,v Dislriel (ACHD). This servlel1.will '1101 d,allg~. 177e .rubjecl/imd.r ON cllmmr/y ,r~h4eed by the M~l'ldi(m School Disll'iel #'J, Thi.r ,'cl"ice will 7101 cl'unge. The ,rubjecl lands ar" currently sfll,,,icecl by the M",.idlan I.ibl"ltry D/Slrh'l. l1,is ..cl"ice will lIat c/mllge and Ihe Meridian Ubrory Di,uricl 'should suffer no reV/;lnUII {(Iii.' as u.r.csulr ofrhe, slIlijecl a1tnrXQI/Qn. Munie{p<(/, jce-SuIIJJorll.'d. s(<l"vicc.r lril/. lie prm1id~'li bylhe. Meridian Building /)cpartment, tho Mi:rld;(ln Puhlic lfoHts Depaf"lmllnl. 'Ihe Meridiall Water /J"parlm~l1I. Ille' Meridian W<l.\'III\I~IICI' Departmenl, Ihe Meridl'rrt Plmming /)'parlmUlt. MerIt/jail Utility Billing &'.v;ces, ami S"II;lary SI!"'icJi:~ .Compo;"V. 1"0 Troo f..m AlI"....lan - AZ-()6.004. ~ AG8.6 EXHIBIT D (CITY COUNCIL FINDINGS, CONCLUSIONS AND ORDER) DEVELOPMENT AGREEMENT - THE TREE FARM Page 38 of78 CITY'OF Mr,R(D1AN ('!,ANNINq Dlll'AR'/'MF."f STAFP i<.ErOR:rFOlIlllE"I!I;ARJN<l OA TEOl' 11lNI::: (" ~OOG ., PrOltlel' exisllllg' residential proj~ieg from 'iIIC(lmpillible land use dcvclopmcru ou adjacci:it par.:e.!s, (Chapter V,U, Goal IV! Objectivo C, Ac'lioli I) r"e tlP/)!i()(1111 is proposlllg r~.rldlllllal Z()Il~.< udjQcell/ to ihe Ifi.fllng. residvllliol alld agrlcullltl'(ll proper/lei III the Mrtl1,lIqsllmd weSI '(1111 zoned RR or ROn Ada, c,nQlry). l}olh pllrce}s propo.l'itd /0,., "ornfll~rclal ,Iming lire, inlenlal 10 the dllVl:lopmenl. 11/& apRlka"t is p,.o/XJ.sing commercial,zoning a4jacen( to propo.l',u.rwidenllal':r:oiling districts.. Hbw(!ver, Ihe i"'jI{u:/.l' ,It) ,till! pr/Jposedffulure J'e,rldelllial propertiss by .tlle CQmmcrciiil ~pel.'lli1s elm be Ilmiteu! II/rough IhiN.:cJIlJfrl/C/lon o/roadway.r, III"d IIse blJjffJl'S, fencing,' unt/. desig1l lif 1M .fellui" .<uMivlsion. Wlien d~lopmelll app];calion~' are ~ubi>llltedfof'lhi.r ,rili!. siaffwil(jitlly 'Umlll(lle Ihlt compa//bml}' <!!1f1epropQsedlalld I:ISCIS, " Require new url>>1n,densily subdivisiollS which abul or are proldmallo e"dsting:]ow den,silY residcntiallnnd uscslo provido landscaped ~creroing or lnmsitinnal dCllJ,iliC;l with,larger, more ootnpnrnbJe 101 si2C$ 10 buff.1' lhc inLerface be\wccm urban leve) d.cnsitics and lural midcnlial densilies, (ChlIptClr vtl, Ooal I, Objective D, Action 8) ,~la1J'reC(lgnize,< t/lM Ihere a,.e sume c.~i.tting low r/""siry /~sldelJli{/1 I//n" 14j''',\' Ileal' Ihi" property. Slriffhe/ltw.t Ilmllhe lacwions Qfthe pmptJ.l'ed N-], R-B and /I.-IS ~onlng deslg>llll'O/lS lire generally appropriale a.t Ihe larg"..IOI,' w/lf prlll/arily be I>n tile nortlr ,.Ide I)/Ihe rI/!\I(!/'Jpmenl. and the Mghe,. den.ril)' will be IwararChl"dtVI 8oulel'/m1. a mllio" arterial',rtr/J./'f. Ho...ev..,. Ihl! applicant Is propusing an R-I j fnll" n4J~l~'elll (n WcstH'inc, HSla/e.r,1l fJro/l()J'ed low dens/(y <I/.e/l 011 the Hallre 'Lalld Use Map, To orovlde'(/ Iro/pitiOlI pet...""" Ih" ,wbie.:1 deve/q;mell/ 1md 11,,, <<""rdaw"ens/IV n<PJI'f!/OjJnll!ll1 orW~,,'Witll!" f,~IIII<'.\', $llJ!fre()amrn.,nd~' tlr(l,( Q .rlri'p of 1$-11 be lIrlJvldt!d Illo1/1Z 'lie el/..t .<lrIf ,,{/hiSs/If!. ,[hi,< [11'11' "hollld be "bit! 10 accommodate atll/asl oMJot {{emll 01 R.ll sized lotr'falleast i25-{IfCI ('een), If 411lel1t1IJltas ptl)[1OJl/d, by ItUff. Ihl/ proposed fqnltlg ahOJlJd ejftewe,>, p(iJ:viJ-e ill/! Ira1lliiilcIl ~nwl/n Ihe qcljacenl '"l'al parc;eLr "lid the prOPostd urQa'n develppment :S,rlljJ rl/commt!nrl.,. Ihallllrt C.ollllll/lfSioll alia erm"," rflly dn any wrjtlert IIr ve,ballestimon.y: pr~ovldt!dfi'Qm neighbo" wheli djuerminillg the IIJoil appropno.le':OIl;lIgdes!g1lolitm/lir (Iris , praper(y, "Pennit new.. .commerel&1 develoJlUlents dilly ....here lIrban IllCViC('~ ,lIlln be IcasolUlbly providi:d ~I ,the Ibile affinlll aJlproval and dcvcloPnlCllI is IXIntigllous,lo the' City." (Chapler. IV~ Goal I, Objc.:ti~ A..Action 6) This tlQwlopm"nt Ix /lIl,,.al1(1)I 111>1' s/!"'il/uoM: by 111ll CilY III MeridIan :,. .an/lan' .\'/Iwer .s.vs,lem, S"Wi!/' s<:.....iF"jor /"/$ delle/opllla1l1 will b<." villlh"fullll'C NorlhI/laclt. Cllllifi sl<ll/on. lf 11,I,r (It!wlopme11l is app/'llwd. (I sl",1t b,,- .'uojeel /0 th.. No,.III 81Q('k em $!l-U'e/' sy.rlulIl beillg U''llilllbJe. City of Meridlfln nlullicipal wal.r is /:urrently not available I(J Ilris ,'i/(I.,' the elly 0/ Mc,.idian IHld U"lter( Wattr lJ.1:e cl1/,.,/II(y I" ncgolIQII(Jl"ls, thlU 'would elllow Unitad Wilier 10 provide Will.r .\.e",lel1 I(J Ihls parcel, Solid II'\lste aM othe,. srkv/~t.r caillte' provldi?d. 10 Ilri,. propel'I.Y, · . "toeal!." new community conl/llen:ial areas on orterl,ls. . ,llCIllf Te,idaniinl at'e<ls in sUch a. way as (,0 c<,mpltllllent with 'adjoining l'isidellrial a,.us." (Chaplol' VII, Goal m, Obj9clivc 0: Aclion 3) . ell/nden, BIJl/lewlrd l:ra d.."jgllali!,f arterial roar/way.. Staff finds 'hat the JI'.(lp~.<t.d cUI111mmiry ,COlIIlIll.'rl:ial wllillg und fUIII,.. 'CQmmt..cial IISII", 0/1 Ihls pmperty .ho'uM COII/pll'",.nl ill., /ll!urby re.,id/J.l/Ilrrlland IIS..t, .n,. T.... J;."" ....'".~.liQn - AZ.(l6.004 PAGI:: 7 EXHIBIT D (CITY COUNCIL FINDINGS, CONCLUSIONS AND ORDER) DEVELOPMENT AGREEMENT - THE TREE FARM Page 39 of78 rrry or "1f.Rm'AN l'I-ANNlNG DEPARTMENT STAFF REPort'r' fOR THE liliA/UNa DAn: 01' JUNE 6, 2OC6 "l'Jah for a vari\\lly or conllnlm;i~1 and n,luil OpporlUnillc~ within thc'lmpaCI Arca;" (Chapter' VII, (ioal,], Obje~!ive B) AppmximaMy 45 fI,'r'/J,f (1/ Ih~ slIbNcl sile a,.~ prdpQ.f/!d .for t:onll~n::/o{ !lOlling. The' '.lIhJec/ "ppliCllllon doe.r nOI propose any new I/"/il". and des/grlt;ftl$ ih/! oc/nmorciaNy zC/nta prope'.fi,,:. us'illixffd IISi cOnrmerei"I, Th" el'lsflng I,.",.jarm tRat Is /0 ,.ema/n, and ,tit/.< jillill"(! ,'om;nerr:ia! "",/ relall "iles. odd 10 tile WI/"Iety pi non-residentiQI U$O;S wtlhin jile Cily .,r AI'~a oflrnpaCl. S/,Q.1li.f ,vu/,/'lQrliWl of lite proposed camllll/rel,,1 ~(lnfng. '~RcstriQI cllrb,outs Qnd a~. poi illS on coJl~tors Ind arterial 6Ir<<ls." (ChIlP!cr vn, Goal N, Objec!ivc D, Action 2) , Olllhe mblrliUtld,roncepl pl<<n, /ha <<ppliem,r is eon~plua'f)I fJroposirlJ} 0 mi(l-mil~ occeS,f to CliIllden R(ll/le;'CIra, una ulendi"g 810ck Cui ROlld 10 rile north acT()SS CJifmien.}Jou(evard"A 'ilin! <<cco,r.! 10 Chlnaen Boulevard. 10C<1/l!d <l ]iJw h'lltdm fe" fr~,,/ '1he iJlock Cai R;(Id extell.rion, i,v J'llaw,; Olt the ConCfp/ PluII. Conceplllill QCQ!.I"S pOlnlJ. ID Blf)ek Cu/ Road ure al.'o proPOSIl({. No ulher OCC/!.I,I points 1001rom: Blacll Cut Road or ,Ch/lldo" JJ,,"I,,"w.d fire; "(JIlceplllolly proposed toI/rom /hlJ'l'lYIpl!'.ly. 'Whe" Ihis pruptrly (ilflJelops, ,tl(1f ''r!eomme/1QJ. (1'''1 a,;re.\',f la Ilr/.r .r;IC' be primarily provided by Ihejullire /n/i!m(11. ro(ulwc:yldrlllllll;ay sys/iJm (m" 1101 Chine/en BoUltwmf urul 111(/(11 Co/ Rood, Slqffi$ letlerally, st/JiportiveojlMpropcJJ:M Qccess poln/s !o Chlnden /kllllcWlrcl and Slocl< Cal.;ROCId. {l$ show" {in tho Jllb,nWi1d i:(II'IC"1'1 plan. willi Ihe I'xl:eplion 0/ Ih/! propo.ied drivt!'iWiy llccess' polnl 10 ,IIIe Comml/ni'i CO/;,i/lerciul arco frolll Chl"de" BOI//ewi/.d: $1,,(' racomwumils thai ,wens ,'e.I.lridions 1!l ChineleN Boulev",.d be placet! on rhl., mVl/JeNII (hralJRh n('01II.310/l.' ;n (I J)e\!.di!.l!11J!,tJJ1 dfiiJ;:~Sr(lff jii"fher rworn"'''"''.f Ilrol/lle access poims 10 Block em Road he eva/lIll1ed (lIld I'eSM",wtl when (his proIHi,.!>, /Ievelops. Rcvll'V' ntlW development fur appropriate ol'pon unities 'to conneCllp,l\lcal.ron<l~ 'Ql1d c,ollccmrs inadjaccn! devcloPIIlCII!S. (Chapter VI, Goal JI. Obj~ti'vo A. AClion 13) C"I'NIII(y (Iwl''' llro.no opport""lrle.. 10 e(ln""ellO axl.lflng .....04" In 04l~"~"/ del'elojJ,n'!",,<. SUlffb"Ii~lIcs lilOl ..'hell/he '.cae/way/drlvewoy syslem I" Till/. TI-e~ Farm Is eons/rlle/cel. Ihis 1'",.oel..IIOI/'" pl'ov1de (lect.ts ("Ihe parcel ra rhe eaSI (Henkel 2.~,lJ ac'~). was' (MtM"lIe,/ 1".('peI1Y; Owyhee MOil"',"!" Ventures properlY: ancl S,'ltwenkfslciD,. pIYJ/)e/.'Iy). .ai,1i I/O/'f/r (TEtei' One prop(""y and O,.",/! pl'operly). Pleos,Nee Analyj!.v b../uw. · "Require' appropriate Illmlscape.and buffers along U"Jllsportatloli corridors (setback" vc~Cllllion, law walls, berms, cle, ):" .(ChUl'ler VII, 'GollllV, Objective 0, Ac~iol1 i\em 4) As depiCted On Ihe Comprehensive Plan, Fut"r" /.ond lIs(l MCIp. the (lpp!ic(lIIi J'~ol!.rd ,be required /0 COliSlruel u 35.JOl1/ wide land.I,l:Upe qe;m wi;" dense vegetaiiim along Chrmlef1 BOII/evU/'d. wlren lhis sllil davelo{Jf, Tht! app{ica1!( shouid "Isa bt'.Yllqul~d 10. colis(TI'el'l11J- fiJo/ wider /and.cnpe illl/feroloflg rh~f"turd BlaCK Cut R04d. T1rr: 1I"lIre blflJer .holllil,/ie f)u/s/de IlIe /,I/i/llore r,igJI/,ayWCl)', . "On-,lree! bikcwaY$ should be incorpornreQ On all future Colleclor "t'wets!" (Chapler VI, Figure VI-5) A-II/i/llm' collilclor screer.I' shr;Ju{d C(JIII(lill bikeways. 'l1>eT"", FOl," Ntn...,i<>r. - AZ:06-00<l PAGE K EXHIBIT D (CITY COUNCIL FINDINGS, CONCLUSIONS AND ORDER) DEVELOPMENT AGREEMENT - THE TREE FARM Page 40 of78 CITYOF Mf.IUL11^N f'L...NNING DEl'ARTMIiNT S-tAFF I.Uwoln FOR THE i1l'-AlUNCl D...11: Of JUN!; 6, lQD6 Slaffi\!so finds tllc r"'llowillg 2002 Cllll1j:ll'eliensive I'lail tel(t pohcies lo'be np'pUcnblo IOlhis' lIppJ(catioll: "The cftpa(,ilY of arterial. . .roadwlIY\I ClIIl be greatly dlmJnlshed .by cxcl'Ssivo driveway connections to the roadways. The City should coopc:rale with ACHP'lO m.inimize access points' on arterial. . .roadways a. development appli""tlons,~ reviewod:' (Cllaptcl' VI, page 71) :'Ocvelop mcihods, sllch as cross-access .gn:cments, frontage roads, to reduce the nurilbcl' (if existing acccss'poinls on' to arterial streets." (Chapter VI, pige'79) Staff find.v thlll I"., proposed R.], R-8, R-/5. CoN and C"C lonlng drslgnation ill.e g""ilrally IWmlonlous with (Inti In 1lC<.'tirdallc:e wllh Inti Comprullf:nsivc P/(m .(plllllsIf' sat! A.nlltysi~ below). ~ia.rf rliC,Jmmen<!s rllIU Ilia Comml~'s,(lJI and Council rrty Oil allY verbal or wrillefl lesllmony Ihf'/ ilia)' be pl'ril'l<!l'd al II/I;! pllblic "lIuring whell delarminlng if eM IlPP""Qnl '$ prop<ISef.1 u,mll1g illl/end"'",,1 rlJquusl i,.. t1PP/.oprl/Jla/r>r IM.I propcrlY. 9. UNIFIED m:VEf,OPMENT COPE a, Allowed' Uses, l10C Tablo: 11-2B-2 lists '1I)~ penIlilled, acco;ssory, and condilloi,al \jse~ in the C-N':md' c.c ~'niIlS disllicl$. .Landscape nUr~eric:il(rcc (arm., a~e conditionally allowoo in the CoN zone. There is an cxillling nunary on this site, which thc.applicanl ls'proposiofl;,l<;> (<,tam (see Analysis bolow), UDC Table '11.2A-2 lists pellriitlcd,lIccnsory,.snd cOndillonal uses'i" . the R.2, R-8 and R.I S lOning districts. Exc.:pt for Ihe wsting.troe farm ~1\ursel)'),.all fJiture developmenl olllhis sile should eOlllply with the allowed. usca'llIbles lIC the Linc. b, Purpose: Statement of Zones: T~e purpose'of Ih". ~idenlilll dislrU;ts is 16. provide .for a range ofllollNing \lpporlunit,ies eOllsiSIC/ll with. the Meridia,\ Cmnprehensivo Phin; .Connecti\'>n .to the City ofMetidl'an water .and selller systems is a requit'emtnt for all residentiDl districts. Residenlial distJja:s are distinguished by the ~lIowablo dblui1y of dwelling unlls;per acre..3nd corrc:<po.iding houDinl.types. that can be 8ccouUllNalc:d wilbin tho den6ity range. Tho pJilpOse of the CommoroUiI Districts is. to provide for the rota:U.,nd '~rvio;:e n,ct.'d&-o1' (he community in aoc'ord Wilh the Meridian Comprehen5lv~ Plan:,.Pol!f Dislri~ts.are dc~jgnl\t.ed which diCfcf,ln the sil'C and ~eale of eom.rncrc:ial slruel~rClll aC(;QfnlnOlIaled' in.thedistricl'. til'" scalc and mix of allowed commercial uses, and the location' of tile district in proximily'lo streelS, and highways. 10. ANALYSTS ;,. Anal>,:<is or Fact' Leading to Staff Rccommcndlltion: l. A:z AllplicaliOll: Bilsed on the policiCli and goals contained in tHe Comprehensive Plan, and Ihe develop,,'ent surroundirill the subjeel .iit!, Olliff ,believes thai the rcque.$led R.~. R-B, R'1'5, C,N .and C-C l<OIlCs. are appropriate for this property. Pkas", see E~hibit C Cor detlllled analysis onile requi~.facti and findings, . J,e~1 Dcscritlliol\S: The nnncl(Dlion icgal'dll$criptlon submiitc.d wilh tne apJ".!li~atio" (stamped on 1anuary 13, 2006 by Gordoll: N,f,ndC1$Oll, PLS) shows Lllc property as COIlli!\'"ou:l to lheexiollng corporate boundary of the City .of Meddisll. There is some ~nfusloll over who owns, 01' luIs a rislit to, sodlc. plvpeny Inllrls are!,- Acoordil111 to th\, Ada Coullly Assessor, MDC, u.c, onll 1)f Ih~. subject pr6pdty owners, OWnS IIddiliol\lll property around propel1)1 owned by TECO:ONE"..LLC '(see .Exhihit D), This propclty ha~ mil been included within the subjecl anne>tatioll "")uCSI', The owners of the TECO ONE p,,?perty and the Aldap<: propony further 1('1 the north; Th. Tm>'l'.n\, A""....ion - AZ,06.o04 P^,i~ 9 EXHIBIT D (CITY COUNCIL FINDINGS, CONCLUSIONS AND ORDER) DEVELOPMENT AGREEMENT - THE TREE FARM Page 41 of 78 ('try or M:r;RIOIAN f'I.ANNINO Of!PARTMHNT STArr-REPORT rOR 'rHE fllOARlf>ola DATI:' Or JUNE 6, 2004' have cxpre~sed concelJl OIverlhis'area, 1llll'PcIIrS lhal thernaSI proctica'llo""lion'!or~ l\llute pUblic slfeelllvo.lhc'rim is wh~r= the exlsting Basco Lane is cc;instnrcled. The. Ildjacelll property OWners have e'onc.er11 aver gellllll: a roadway over '11~I'hy,l~s Canal and down 10 the Aldape' PNperty., espeeiaQy if MOC, ,Lr.C (lWJlS'thllt proper1.}' ,and daCs not mike any provist\)lIs tor' a futl,ll'efoadWt'ly inthi,".loetition. :Slaff-dpcs IIOt. bC,licve thaI \he subjcx::t applicanl H40uld ~ t'llC:lwred to ct!nslJ:uct a Sli~el':1o the,Aldape prop~)I where ,the eUITClll HaSCb: ,'/..ane e,\tists,- ,but, slaff'alSo hils concerns with allowing' MOC. LtC Ie;. own this property (if In' facllhey' do) wIthout maki1lll slllne provisioll that allows dus area' io become a public roadway in ,the f\Jfure" ~ recCllJurumdiJhat tl1e'awliCl\in. at lhe public lt~ljnJ!. ad4iSlft this conccrn 'ln~ llWlli:r-shio oflhis area, If areau nol"included withinlbe subiect annexation apl'~ arc owned by MDC, Lt.C IImt land should be il.l~ud5'~ all DaLt of'lhcsu!.li'cct .r1MIlMtion MppJleeMn. Slaff recommeml. Ihat the Cqll).l1\issioll find tl\~I' Ih\s '~i$~\lC" has been adeQuately addr"sc:d bv lhe 8I.lDJicaOl prior Lo mak'inu: 'n (ilvorable I!:!;9mmcndaticm to 'he City COUlle; l. The applleaut baa provIded SLaff wilh '. limp (see Exhihit E) and' 8 Jelter (s~ Altachment #J. from the letler (jilled March 24. 2Q06) thaI ,,)Cpl.;ns' Illat Tr~haven and MDC will illCludlll)areel~ I, 2. 3, & S In -the 3'\JIc-xMjon requcst, "8 V'Il1illS a..odated with the "ppli""ut oWl'llhale parcels. However, it is still unelear whoowl\$ Parcel 4, which is l>a.<iic"lIy thc soUlhen, pnt <irB,,"co Lane Iwt bisocts tllli two TECO ONE parcels. Please see the "BascO'Lalle" spooial c()Ilsideratioll hclew, " As mCllljol\cq in Sectiou 8 abcl'\It:, ste.ff has some roneem."ovc~ the pl'C)p"sed 'R-15 r,oi\inll adjjccnt to the existing WcslWiog ESla!e.s Subdivision. The, 'Jl(pposcd CO''1prehcns;vo PI"1) f.uture L.alJd,U.~ Map anlieipntlll .hal W~IWjlJg ,Est3Ie~ :will redevelop with low density residenlial Il.C$, .To allow lhe r".i'dential d"lIsilies in Ih;1 area to lrallsili~m offectively, 5\aif recommend. ,tbal a, partion ef Ihe 3~, 1.6 acres proP9sed fer F.-IS wning adjaccnt to W(l$tWing l!&lato;s be l!:oned It) R.8,,1M .!Y.l1llicant shall Dl'Ovidc a lJew lC:l!fll dcscrlDtioQ to slafl" that 'dilp'il\lts a strip of R.B. thu't is Al least US.feet deep. aeliace,lt to western boundflY of WeslWinR' F.slates. The .revised ICl!nJdcseriDtiol~ fot lhe R,8 alld R.15 zones shall bll submitted ,Ill leask to Q~vs nrior 10 the City Coulleil hearill.'! .Q2ill;~ The applicilnl lJa. subl11itted a concept plan with'ihC SilbJeet DIIIIC!xalion ,r"'luest (S=e Exhlbi't C), Stall' is gcnemlly supportive orihe proposell,bnd uses.'on the concept plan and the general roadway layout. Although ihe Cil}' is nqt specificl\lly "pprOViD& thin plan lilT dcyeJl'Ipment, lhc 5peeific, tOJ1C~t,', lInd, proposed li1lld ~se,s, should be included within a ()evel\lpmen\ Agroomellt (DA) for Ibis'property, NOTl,~: There is',a 3.8 acre pIIrcel, JU5t ,we.l of the 'proposed ,Blaek,Cal Road e>>l.eosio,!>, thai)' owno:d by thc Rahllellf" and llal 3 pan of lhe slIjlject &r\llexation request, lbi,S3.8 a.Cr" parcel is, nOl CWl"Clltly $ubj~.ct. to Imnex8tion, or ~ IAlld U$CJ pro\l'Q~cd' with, the .ubmilled Concept Plalf. ' ~ On the: subrnitle\1 com:ept ,plan, the appllOllllt is ahOWing the exlensioll' of BlllCK Cal Road aeross Chindm 13oulcv8rd, and to the north. property Iin'" Slllff i~ supportive of this access 10 Chindc" Boulevard, The appllcanh~ proposing l\' second acass to Cillndcn Boulevard located hlllf-wl\Y belWeen Black CUROlld and Tcn Mil.. ,Road. If Ihi~ IIcceas i. constructed as a p\lblic slrcel and aligns witli the publicstrceL o,pproved in Bainbridge SubdfviaiOl1 to the aoulh. stalT i.. suprcortive of Ihis access I(J Chinden Bo,dClllard, 'The applicant is propo.ing,a thin:! acccss to Chlfldclll3onlcv~Td, located a few hundred rcel Wll51 of lhe pn.lpoaad Blaok C~l Rqll.d ext~~ion. Staff is 1101 "10 Tree Furm AllH(:\iJtic,li ~ ^Z-06-D04 PAGE; 10 EXHIBIT D (CITY COUNCIL FINDINGS, CONCLUSIONS AND ORDER) DEVELOPMENT AGREEMENT - THE TREE FARM Page 42 of78 CITY OF'MERJOJAN PLANNINCl UEPARTMENT STAFf Rr::rORT fOR TIlE liliA/ONe DA11HJr- J1:/NE6, 200(, supportive of Ulis commeccilll ~cccss. A.. Ran of .the DA for lbi~. 1lI'00ic1W..J;lJI.l[.' rccot1lmetlcl, thaI accCllS lO Ihis site from Chioden Boulevard be reslrictild to'seclirm Jjll'l1 and at the half mile bdtwoCln >secliont, as J'IlQuJrCd bv UpC 11-1!:1.4n2b: Futthcr. filaff recommends 1W,1' the TWO ~6cess points to lhll sile /hIlD Chiodon Boolcvard be CllllSlrucled as public sU'tetirand' align wilh the ex.isting or prcviou~ly. approved pu bIle slrcelS 011 the south. &ide of Cbindcll Boulevarn. BlaCk CIIt Road. is designated as a IlllnOl arterial. Acet,'Ss 10' Blacjt Cat !<<lad will be evRlualed ll'ld.' approvl'rl by" Ihe Ci(y and ACHD wh~ Ihis propcriy'd<:\leJops. ~L'Ul'Wil\g W'!:!,; AllhQugb stllff does not"I'eCOrnmQlld making. i\ .11 pan of ihe dA~ .staff recommends (hilt the applictlnl work wilh SplIl'Wing Subdivision ,to the' .....i1st 10 sOlnehow provide secondary/emergency accesS to Spurwing Way. If'liB emergency connoction can be mIIde b.,{wCCl\'r:ii:e ullbjcc!t ,ite and Spurwing Wily,; lit~ff bcliev,," I hUl 'thil wiU .be of grclil benefIt Ii;> the el11!l18cmcy ~ClVjcc providers in ti,Ls area. ~llih Streets; there ~re ~evellll under-developed ~15 adjacent. to, nlld'.~urrqund"d by, the subject propc.ty. As part onlle DA for this D~pCl1v. staffr~ornn1(,nd~ IIp! 1110 subiect Drollertv providebublic stl'(:et'l\e~ 10 tile DlIrcels 10 11Ie ca~t (lknkcl. Parcel No. R93239301901. \Vest (McMUllen Partel No. 50421438700 OWYhee Mountain Veprorea. Parcel No. 5042134660. and Sch.wenkCcldel. Pilreel No, 50421'428100). w:th '(TECO 'QtfG Parsel Nos. S042Z4~7!kl<J and S042ZZ44700'lnd' Orroc. NICel 504214172001 aDd Ih~el1c1ave parcel (Rabehl. Parcel N9', S042@12QQ9.L Wl;1en lhis pn3perty llevelops, staff may reeonullell~ Ihat additional slub Streets [tie provided (11 adjaeern Ilarceb. Basco Lane: Basco Lane i. D private lane thaI currently provides aece~s to' ~even" [lmp'eldes tn this area. .Basco Lane currcmly intCTSecls .Chiuden.. :t:!OU/eVllrd 'llPllrOxirnatcly \il of a mile west of Ten Mile RQ;ld and cont/nu.c. nO.th across the Phyllis Cunal. Access to the TEeO QNll, LLC propllrUell' lIS well IlS the AJd~pe propCll1ies is cummlly provided from Baseo Lane. It is unclear 10 slaff who has an inlOfosl in this lane an\! wbo .does MI. A lIll\joriIY, if nOl all of BaSCO L.mc from Chindcn. lloulovard '0 the .Phyllis Connl is owned by MUC, I~C. Citv Slaff. 11M contacted lh" Alia' C9UIJ[)' Assessors Office. and Mehmie" Ad.t ,CO\lnlY Staff, haf ~()I1finned that taxes forParoel. 3 and 4 alc lJeing s.eullo 4410 W. Chindcn Boulevard, MDC's qfIice. WbeR the subj~. property dcvolop., Ihe B.~ Lane access Lo .Cbindcn, tlouJevard'ihould be llbllmlonll<l. As mentioned at the prc~'ious public hearing; staff has 'e<lncOms over sri existing' rr.shictiol\ llllscrl\Cril 'over BaseO Lane. In 200 I II realril;tioll was recorded llial lin';ls ,lilY expansion of Buco Lane: Sliid i'c.!itriclion slates tliat MDC agree, 10' nOt develop a publle wad olt the prllputy that will.acCe;s the ptopl!l'ty 10 the north '0'( O,e' Pllyllis Canal (Aldape) withoul the expn.'Sfi written consw of Anden;on and: Thomas. .A~. of the prim dLlildHlle for Il1i& report, .st.ilffhas nol SMIt any written consent froin eithert!le Anderson or the Thumas party. Shiff would 'like tbe app1icatlt \0. clarify ho.... this: rc:corded .easemenl will be tonnillll,\cd, a.s to nol prohibit a fUlur". \>liblj9 road frorn beins COQstNCted s,cMrally whll.e :the exisling BlI!lco l.,alle is., Rather than u.ing a.sco une. Treeh,vl:n inrend, 10 provide ace"", 10 ille tECQ .ONE. parcel via a collector l'Olld slub on the'.sourll side aflhe' TECO p...ccl. iutb.c .gctlcral '1'00 of the existillll Ba,cD l....ne (lIellT o~ at PfU"eeJ 4). TI;n~lllO~e.."'I\Y iropcdifllents thst may be in T~ehAvcn'$'eo1tlroJ affcdillllllCCClll\>\\1 the Aldap.1\ p1cipeit)'; Tre.chllven .lias 11U!1 Tree raml AIII1CA"lJfjtlll ~ 1\7.-06-004 J)A.GE II EXHIBIT D (CITY COUNCIL FINDINGS, CONCLUSIONS AND ORDER) DEVELOPMENT AGREEMENT - THE TREE FARM Page 43 of78 C:ITY()f'MellIOI~N rLM'lNINO DJ;/'ARTMfNT,S'rAFF REf'QRTfOR THU Hf.AR.ING DJ\mOfJ1.!NE6.l006 proposed ,to dediOHIO 10,ACI.io B1IY'PO'rtiollO( Parcel ;\ nC<<s~~ry, !r,r ::i pljl;1lic nJi~', once a 'pubj~ road i. designed and epi)roved through the-. gUlch (.north from the proposed TECCi stub). .Ful1hel" Trechaven'is wi/ling to 'qiJit cWm ~lly riglit,lille,or inte~t tllcy may have'!n Pm'Cel 4 to TECO, ' , , Aside frolll lhe' 'Iuestioll of whq owns Pareel 4, there does JlOI seem to be all agreement betWeen Trcch~v~ \II,d TEeO about who 'shoilid' actllally COllsIll.lCl Ihe coll<<lor road between lhe south side of the TEeO parcel and the ,soutJi side oC lhi ,!'l1ylillll Canal. Trechavcn believes Ihat U.eh' propo$allo give 'raco"through ACBD, enough propeny tOr a collectOr SIJ"CCl, is their fair portiol\. Staff is not nirc ",hal is equitable in Jbl.. ,.se. It IIppear. 110W Ihal Treelulvell lloe. ilwn propcrty between l'nCO RIId Aldape. 1111S 1I1llll11~ 1l}~t lbe TECO paroc:ls do no(' touch Ihe Aldape prOperty, T''eChaven does. However. il also appl!llrs tli.l TrQllhavell d?es not have enou/lh,propertyto lIclually COIlSlrucl aenlltclor roadway through l~eiT,prOp<rlY 10 lh~ soulh side oflht: Phylias, To remedy lhi~ TECO has, slatlld to sluffthal LllC..J"W'ould be willil1Q 10 give Treehavcn ellollgn propo:r!y for Icl;llledor right"df-'way, a.~^ long M hl;Cha~n constructs the C(,lI~ctl>r 10 the Pliyliss. T,hlln there' is tlie question' Of who is, responsi~le fur conslruction, of Ihe bridge acrOss lhe Phyliss CaneL UistoFicallYl"half of A blidgll cosl is received from cadI lidjseenl property ov.mer. Staff'dots recommend .that ana, and only. one, public street'stub from the south be provided,{b the AIdRlle propedy. This rccOmnicn&tion i~'b~sed'on I~ diffielllty ofgl1lde'midcostS asso<:illled w,lh a s'eeond streel, which is nOI necessary. for the Aldape property to dev~lop. Starr recommer\ds Ihat the COlnmisslon rely OLl all p'!h\iQ testiinLm)" wh,.!n 'detemlii,illg' wh~.t is a fair and equitable 'soli,tion 10 \hc, p.~blic '!rOet lC<<:SS qU<lllI\On. .me$s,,' ,s"c' Development Agreement prnvisiOlu #11 and 1112 below, n'lis1inl! Uses; There is an cxiSlillg wholesale .I\UrllCl'Y (t.,eo: farm) 'lIlIIl i:hr\lll sing,lc- family hOli'e5 on ihis sile. The lfee flU'm, and one of \he ellisling homes, is:.eutTellUy lakil1i access to Chlndon Iloulcvard. The llJIisring single-family homcs' arc principally pennilted ,usee iu the ProP9scd zoning districls. Nuuericli, or Urbnu 1:)10118, .ho;llle"er, require CondiliOllAl tlse l'ennil approval in Ihe I'ropo~ed CoN l.<;me. Bccal\~e lli~ nurserv CUITCIILlv exisls. ~larr rtlC\.ll11meuds that lhe: tree {ann be allowed to conlinu'c "!)erAtion 8~ is. '!l'-ithqUI CUP 30DrO\lal. However. llrier 10 the City E~&dn~'Cr"s ~igllnlur!l. (11) tlle>>t fillal pial on tbe subiect proDCrt.Y. the nurserY should be rOCluirdJ It> oblain 1I Cenlfl~J.e' Of l~>J1ihg' Complu,nc;p (CZCJ pennit ail4 brine the sili ili\o ~JllJ?liance with all UDe ~l8ndal'(ls, These,standard:l inClude, hUI arc oot'llouled 'io; parking .nu drive aisle improvement", Landacaping improvlllllenls, laking j,ccCs~ from Chinden Soule.vatd at 111~ ,/, mile loealloll, and enmpliiul~ wid! ~lgrl,,"C~ul<ttion;,. Slarr lC<:l1ll\mmds this provision be included a. p'al'\ -ofthc-DA for tbis, site. . UDC 11-.513-302 and Idahq Ctlde. ~ 65--6',,\ I A provIdes the City, .llle l>\)\b"rilY to require. property own"r to .ef\t".'. InlO a IJ.1veiopment ~t ,(DA) with Lhc City 'thai IUllY <<'<Iuire: somo wril\enCmUlllilment for all future uses. Stllffb,elicv~ that aDA is nccesSllry t\> eUautll thaI this property is developed ,in a flUltion Ihal :is Cl!nsistel\l with the ellrnprehlllJ$lvo plim design.tioll$ and does not negatively impact n<:<lrby propcI1ic:s. ?rior ICllhc lIll1\oxaliQn ordinance apploval, II Dcvelopmonl AgI:eellienr (DA).sllill be entered inlo between the CilY of Meridian, 'prop<lt1)< ow~er(6) (at the time oJ IInnexation crdinMce adoption), and th" developer. Th.!; aOgUCl\.ll\ shall conlactlh" City AllomcyBiIl N.~ al &~g+4433 \{\ inili~le'lbi$'llroeess. Staff 'rc~o.mmends ,hat llle T,," fom, Anno..flo", - !\Z,<l6.Ull4 pl\ce Il, EXIDBIT D (CITY COUNCIL FINDINGS, CONCLUSIONS AND ORDER) DEVELOPMENT AGREEMENT - THE TREE FARM Page 44 of 78 f.ITY Of M~RIDIAN PLANNINCi DE!i'ARTMENTSTM'f IUW,OI\.T fQR THIl HEARJNO OME Of ~UNF.:6. ~()(I6 the Conunis!liOll and Cou.\CiI direct ~Je 'City's Legal Departme,jtlO draft 8, devc-)opmcnt'a.greemenl'for, The Tree farm as follows;" I, That all full1re d~vclnpll\elll $h811 001, iiwolve uses. activities, processcs', Inaterjllls. equipInrn1t and col1dilioll9'of operation lha, wHI ,be deJrimcufl~ to, 1I11)' persolls, property 0" the. goncrnl welfare by reai;on of exccssiv\! production of t.....me. noise, sluoke, fWnC:l, glare or odors'. 2. That all fulure d..\'elopmertt of dlo subj~, Property shall ~e consiSlent ",iIh the applicant's voncepllllll plan un.lcll8 otherwise modilicd by. '<;Jther provisiQl\lI of the DA. 3, That all l\.1lurc development of the subj~t IltOpeny shall be ,l;()n~,tl1leled ill accordance with 'City' or' Meridian ordinances in effoct a'l 11w time Of developmenl. 4, That ,the fUturc uses ,and lolson .this site shall cbnfonn lo the, Disll'ie\ Reguhilioris IIl1d Allowed Uses c(lllt/linc.id in the.Unified Development Code (UDC), in effeet ~! tho: time of dciWlloprilerit. S. That the ilpplicanl will be n'5poll$ible for nU coats associated wi.t11 the scwe~ and wlitcr servicc c~lension. ihat are cuslomary ~ith CilY policies- 6, Sewer service to lhis propc,1y shall be via glllvily means Ie> the NOJ11113JacJ,' Cat Trunk. The City of Meridian does nOI gu8J.ilI1ICC ~l';Wer 'service in Ihe LimelillllS outlined in'..t/le UDC. No illicrim or l,empo~ary li1\ slaiJClIls shall' be. allowcd, 7. ThaI any existing domcstic'wells aald/or sepllc ~ystllm!l wilhiJl'hi~ project will lulve to be removed frOll1 thcir (lO/Uelltic sqrvioc. per Cily:Ordilli1lle,c Seclion, S-7-517, when services nre available from' the ;Cily of Meridian. Wells I11ilY be used for non-domestic purposes luch as.'landscap'c irrigatjoll, 8. Thai pilar to 'issuance of any building penT"!', tbe. slibjc:cr, ,prt'pCI'lY I", subljividCd 'ill accor.danee with the City of Meridl:il1':Ullified DevelopIOUlt Code. 9. That wilen a final plat records on this propert y, nu direct' lot- access' to Cl'iillden Boulevard will be :lllowed on thi" sit~; thai when this proP.Crly develops.,the BasCo Lane ~.;.;cs, to Chinden Boulevard will 'be abllndo;\ed; that'icCcss' to this sile from Chinden Boulevard will 'be :~~ldcted lO, the section lille TODds ~nd half mile bctwCQIl "eciiiollll'ol1ly; Ibat (,he IIvo fUDJre. li~eu ',poil1l 10 this sill\- fro]l1 ChiDden BQulcYllrd be ,constructed as: public Slrccts thaI e.lign wilh ehe existing or epprovod puhlic:stn.:ct$ on:l!je soutb side of Chinderl Boulevarcl; and rhal said public strc~. be const,l'!.lClcd ill accordance wltlHhc adopted North M,oridian Allto Cirwlli1i'0~ Map or tbe Comp~hensive P\~n. 10. 11la1 at such til1lIUIl< plals allll uses are prqposed, a=ss t'o Bluc-k elll R()ad cxlelldl.:<l shalf be subJec1 'to approval by U'le .cify 'and the TranspOl1ation Authorily, 11. Tha.l whl'lO thispropc\rty 'develops adjacenl to ono Ilf ,he paroels listed below, the llpplieanl 'agrees'l\), provide publie streel'.aec.ess 10 the east (HeDke!, 'Parl::cl No. R.9323930r90), we.'t (McMullen. Parcel No. S0421438'7OO,., 'Owyhee MoullLaln Venfures, rarcel No. 8042134660, ,8Ild Sehwenkfclder. Parc,e1N9', S0421428\OO). nol1.l1 (TECO ONE Parcel N~. Sb4i2427960 '"'~ 80422244700 and Onnc, llarc~j '804214]7200), llnd lbe tndaYC ,parcel '(R8bebl. hrcel No, S042'144110oo). The ellael loealion of the public smb ~treel(s) to the TECO ONE J>~ceI6 ~~ll,be d"'ennincd by lhe Cily and Ih" Tn\osportation AUlhority with the prcliminry plal(') Ihat abUl Ihe TEC;O Th. n... t..nn A"no,,',inn - A~.06.l104 r AGE 'I) EXHmIT D (CITY COUNCIL FINDINGS, CONCLUSIONS AND ORDER) DEVELOPMENT AGREEMENT - THE TREE FARM Page 4S of78 CITY OF MElli UlAN Pl.ANN1NCl DEMRTMi'N"I' S'TAFF ~EI'qRT FOil TUE H""^,UNO e... TE OF IliN,f 6, ,20% ONH'parce)" Once" plJblic: road is desigm:d "fld ~pp'I'Qvcd,t\lfoul!h Ihe 8l'I,ch (sc\lerully where the exisliug Basco Lane is), MD.G agrees .l.., dedi""", [0 ACHO any additioilaJ ponion of property ACHDdeertls"IIe<:cssa-ry in Parcels j.J, 4$ "hown'in gxhibit E. to allow fOl-'.;ind lo'beinco'iporuled inlo" public "iShl.or.way \Iilwn.to llle Phyllis Calla!. 12. Thai additional stub slrceb to adjacent propol1ln may be re(luil'cd'8s I'.,t of prelil1\inary plat llpprovlLl. except ,\0 .the lIortl~ l:lpWOVCI', if'the ,current13asco L"nc ellll not be used as a public 6lrccl (0 Qross' the 'Phyliss Canal (see Provision J J above), Ihe CilY may require One additiOlul1 slub ,hill this pro~y to tMnaM (Aldape propcny, Parcel tlS04227.12513).,at the wr.stern boundlit)' orlhe west em TECO ONF. parceL Th.e exaCt Jocationand c'lu'lllble portion (inellld~i1g Tighl"of-way and' eanstr:uctlon) ohhe subjcct potellHal public'street shall be dotenniried by the Transportation AUlhorily. D. That (he Ilxistlngl.,:!e' rarin (nursery) and elCJsting single-Camily homes .Oll this sile be allowed to cOlltinue, their CUlTOn! IlSClI; that prior 'to' issuance of the first building pcnnit on the subjCC,r ,pl'Opcny, Ule nurscI)' Sl\ould, be rcq\lin':d \(I,obtaln a CertJ Ileal" of 7.Qning Compliance (~ZC) permir mId bring 'Ihe sit!;, i'llo eQmpliancCl'willl alll.1DC '!itllnda<<lS; a~ Ihat these slllm,hll-ds inchllle, but are 001 lillliro:</ to: parkil!S and drive, lIi,sle lrriproVeInerits, "landscaping improvelnenls",tllki"g,aocctB from ,Chindcn BOLllevard at the 'IS.niHe [oeall'm, alld 'contpliance with sign regulations, NOTE: If any ex'isl';ng, slnlthires' eneroad! imo any flllUre tl:quired landseape"bucr"r, tJi<':y ,Illay' be, 81l0Wci:l ,10 ,'emain wilh Allem1l1ivcCompliMc-c: approval, 14, That all 18ndse:'pe ,treel Duffers and land use buffers wlll be oorislrt\cIIU'in u,;cordlllleo wilh the \JOe pr:ovislQn. in effccl ,81 the lime of rlllVcloprncnt. 1 S. 111'11 all eontJj,'UQIJ' property Clltrently owned by MDC, LLC 'is ,pari of 111<l subjcc-tIlIUl"".lion appliCilt,oll, including; Parcels i. 2, 3, &. 5 'S .hown in Exhibit E. Thai 8 new leAi'l (tCllctiplion, tlult incorporaTes the abov,,-lis\ed paTCtllll, shull be sub.milled .10 Ille Plonning DepartmClII. prior 10 Ihe l1eXI p~blic h1:aring, 16, That ./'i-cehav<;lvMDC and a!J related ,enthiCll &hall quil clain! ally right, litle, or inlCr"'llllcy Mlay havc jll Parcel 4 or Exhibit I! 10 TeeD' QNE, h, R~'Ct)mm~'1ldal.ion: SllIrr recoml)1cllds approval or the tubiect anoliealiol) AZ'06-QOll. 'for 'Che:rr<;g I"aml' .wl,bthe OeveloDmelll ^~el'l1erit prOvisions listed in Section 10 o(jhJ; Slaff Rellort for (be he8lin, dIIt,,~f ApriL 6. '2006. O~ Amil 6 ,2006 'the Merid'i!li' 'Pla'lll.\irll!: &. ~ollil\lI, C'ollunlssioo.voled to recommend denl.l of the 8ubjllCtallllC~IIQP npplica1ion,On JUlie 6. 200~ the. Meridlao City Couocil V<lted to annro"e t~ll ~ubie~t annexl'tlim !lPpJlCl\~j9n wilh tbe -Develooment A1ireellleDt nrovuioDl Drovlded In the Sl~ff RePQrt. .$ '9adlnes' by tbe testlmonv at the Jope 6. 2006 Dublle hearlDl!. The MerIdian Cltv J:'esal. DCDlrtment wlQ iv.'carDOratll Into rbe "Devclonment A2roemeot all. of the 'testimo~v ftom the UDllea9.t and' the Dllbllc.1ld Council rel!udlol! Duality of development. Dnen SPliCe, ,rClIlllrfJl1cnts. RCCejS to the IIdlolnlol! DroDertlllC. lulenal drllulation and elevations tbat were pro..ldod at the JUDe ~. %006 Qty COUD~II hearlD2. Tho aonli'PIot ~hll/l bavcthe development .I!nement wIned wltbln slxnJooths af date Slf .Dorav.1 nu'~ Is required to $ubmll 8 Drelllnlll.rv'Dlal withIn JJ manthj gf Ibnh!llllll! oCthe develaDment' Uteemell(. 11. EXnmITS A. LQg~1 Des\l,iplions B: RlX]uircd Findings (Will Unified. DevdQpmenl Code n..."I'..... rom, """",,,1<,,,'.. i\l-()().OIH 'PAGE 'I'~ EXHIBIT D (CITY COUNCIL FINDINGS, CONCLUSIONS AND ORDER) DEVELOPMENT AGREEMENT - THE TREE FARM Page 46 of 78 CITY Of MEIUDlAN P~.ANNINO DEI'AP.TMI!NTSrAf't' REPort'j. FOR THIi HF,^'R1NCl DATE OF JUNlk:6, too~ C, ConC"l,;1 PIau '0: Ada COllllly Asses.~or'& OWllergjlip Map, E. Updated Ownership Map Th. r..... FornI Ann...,io" - Ai.o6.004 PAGE- IS EXHIBIT D (CITY COUNCIL FINDINGS, CONCLUSIONS AND ORDER) DEVELOPMENT AGREEMENT - THE TREE FARM Page 47 of78 CITY 01' MEltll)lAN t'LAt>lNING DrtPARTMENT STAff REPORT FOR THE HF.~~'NOn^ TE or retJRIJAI(\' Z. Z006 E::rl1lbit ^ --' ,1..,gal.Dc,cl.lptlons EXHIBIT ,. ANNeXA.TION ASti..;. Andi!;~OIl S~~~IG~OU~.tG:~)o II p".",,1 oll..n<l olt.....led in Soc\Ion 21, Townz.lo;p . 1.101110, Ranoe 1 .w..l 01 110.. Boise M.,id,.n. Ado Counly, ld.hO, ooll19 n'l~lI' Pl'~\.1I)I d..",ibet) ..Iollqll': Go,"ml'nolng al Ill. Soo..lheaal _ Gl ,.ill Seem 22, ..Id poltlllldlt1fl marl<ed bV nn liIllInln,,", ClIp, lI1anCll .Iong 1M Soulh tin.. <il ..id SecIk>n 22. North 80'H'3\!' Wesl '293.61 ""1 l<IlI1e Tru. PoInt of eaUtl\ftl<\;: 1M"", ~GnuiflD "lmlJ 50""' lilt. Q/ leKi S"cllon 22.. NcH1h SU"17'3#' W...l . dlaloinoe of 13~,62 le&l tIlOn.. i:OnllniJhig Not1/> 89~'7.'09- w..r. dlo"'n"" or 2647~16 ,..i 10 1M cOlli'" <.lllf\II'I"" \fI11lld1Dfl. 21. 22,'-; .nd 28: lh",.u olor1g I"" Sl>ulh IIn. <If ..Id S~<<on '21 No"o 6"24'''6. 'II", a d~l.n~'e 01 .1307,51 I.el, lh.nce ""'wi<1Q ."Id 8<lulh 11'>8 ~r\I. 00"~'611- ERlo dlot_. 0I20J9,OlII..1 '0 I />Olnl on lh. SOulh b......o(i/IIl AAylUo C..n.l; ~ eIOI\O oald BouIh 8ri I"" 1ol10....,ngl&)l;l>ufile/l end dlllanees;.Non~ <<1'33'39. E..t io d_ or 494.2$ loe\: Iho""" NOM 60'40'00" Eaft e <IlelMcoi:or'~51.A3..,...t th8ll\!O Sou'" llO"31'lla' .w.... di>IOnoa i>! &9.66 I....,; Ihence NOrt/'l BS"4G1W ElIOt" d1ol"no$ 0((151.16 r..,t; lI>oflO9 North 7.\1'37'32"- Saul a dlslance of 74M4 'I.~ j~.""" Soulh 00"$5'34' W..I" dlllIilnCS. 016;" flwl: !hone. Norlh 78021"2'"llIIcl.'dlslolnce "I. 245,(lllI.et Ih.""" SO\J1II84"3Q'~'I<asI" dislani:..ol 198.801';01; \hen... ScIulli 1lO"22'45"E'u~ 442:~9 1M': tIl"nolllOa""'G MId ~""lh llnB s.)\Ilh .OO"2~"3. "10..1 dlslo_ 01 4$4,1 lleet: lhOnco 80"11168.:10"02' Ell". dJolal'lCl>oI777,84 ~., 1Q. 0 ~oInl belnQ l"""'n 1I1M5urod .st rlQhl anples to) 330,00 f!leI dill";" \\'om u", W..IO,1y IiIIe III ..... llOull....1 aUo""r of ..Id $toction 22; Ihonotlliiong a'llIlii 1"'11\1 f"lr.net whh .M 330.00 leel dla,."H""" ..Id W...leMy Un.: NO"" QO'.:l\l'll:l"' 1i..1 . dle!a11Ol! or 84.85 "'1; lMnoe Souln '2'14~" ,,""', ell,,"n.,'of. \8.87 ,..~ tn_ So\JII1,llQ~6'23"...,- Wesl; 00.50 laGI; lI\el\i:lO .l!auItIBG'91'2r E.st II dl.lenoo of 180,70 ,..~ I/;illi.... $cut/l :.' . 47.28'09.."....' S dllll.nclI 01 249,U' \..~ IMl\to NoI1h'WZ6'Z1" Elil! II ~ ii\ ~~U~ , r..ol "" . poInl O'l \hoI "oulh knllollM f'''~1ls Csnal; l/1<Inee '1anD'.~ ~Itb "nk'lIls' followIng lolH (.) "<IIlrae.'.ond ,a,lan<:es: $olJll\ 6<l'U~..1iu11l ~.ot no,Ol '"~. IheuelI NOll" 85'26""" ERs' . dl51.nCll '01 330.31> Iee~ we.> Ncfth 73"HW ~.. 'd/.llInea 0/467.7S'rlltt lIIen"" NOtlh ?g"SS'or. ~.t ..1II"~'oI AJ1.30 .110 II !>oliii'"" I"" E...UI1II 'oIll1ld Sdon 22. than". 'along .;,;-d .hstflilo, ~o<iI'\.~'26'~"'W"'1 · dlS.ano. 0' ~QO.OJ I.Uo lho !Ml OIIo-l\<I6I1er llOnwr CI Cald SecIIo!\.n. said. pOIn\ boolll9 m.rk-.l by a 'braso .~P; 1/1""",, oonllnulng .lOng oiili{Easllllle, 'Soull1.OQ"~'r)9.Watt 8 <(i.loo."" 0' 1317,&7 IM'IO . p,:>1nI 'nIwrl<ed bY. filS: ,obOl; IN_ _~:..Irl ~'\ 1/nIo, NOf\h 89' 1 S'34' W"", diSlanceOf 1201.7;7 feel lOB '","nl",.,rQd w/lh.~' ,.bar; V1ene..' SOUU\ OO'lG~' W..I.a <IlIIanCe 91' 131U71".I.'q',IN' I'oInt.., "0;"","/1, EXCEPTING THIiR.eF~OM '" pa,cel /'MIrMild,nji In II)V Soulneao' _*'0/ S.~dlIon 2'1.: said polnl ""Iqg marlled by on 'alumlnun. cap, .\IlO<It:a tfoIIn 9O"11l'JO~ 1';''''.. diSl.~ 0' 914.03 I~llQ IhO T",' Point 0' 1l.,b",lng; th4.... No"" 44'10'00" WOet 1I.~I.n<:.'or' 137.1110.1; Ih._Nelnh 68'26'30' Wa.'a:.d""n.. af 138,$2 ,~: -... Nori/1'a3':1'3:00- Wel' . dl.'.n"" .r 187.58 r,'I: IhllnOll SouIIl 8'..to'OO" WUI . ClIJlance 0( ltiG,8<l1....i; lhel'lQII II<>rtl1' ()o'S3'90' E..' . .,.Ion"" 01 2~6.4e fe.~ u,"""" NotIh' .70"31'1)0. lOasl 8 dls'OIIeo of 103,10,..1; ,""_ No"" ST"23'QO' Ftaal"'diel,,,,,..r 104,18 ""1, '""nile NOI,t/1 ~e..WC\l' eo.! 8 d1t",n<:tl "I 357.391.01 (lo/fTlClrty Norlh 86'J2'30'l!~.11l dlel~n.~ Q( ~7.QB I.el); \l...~e 801lt/l 00''''30' Well. d\l;to"ClS.'a/49$.9, r"" lQ 1M Point ot Innlno.' ....-tIIl. .l.JoNlI,f. Annegllat'1 ParcQI.c;ot\~aine 3.5ft"~T ~"..rnON or leu:. 9:2' ~ .~~_.' [I/i, .AoI.. If 7314 ' tIi.,"Jol1 J"~ l ~ (J~ .. 'Ii . ~ ~<i1. )AN 17 2000 ,,-.'.'--'. .----.. dS"'--- HrL IIl1l,H..." l... .. h1l4l~ . &~~l , lH,lU,rJl\ I ~ I",., ..~U ;~d F.,blb;1 ^ - rOM I EXHIBIT D (CITY COUNCIL FINDINGS, CONCLUSIONS AND ORDER) DEVELOPMENT AGREEMENT - THE TREE FARM Page 48 of78 C1'l'YO~ MI,Rlf1IAN PLANNING I'll;PARTMENTSTAFF R6POI11'l'ott'THE liE,Altlt'lG l'A,TE 01' MMlCfI '2. 2006. Flsa i~'rlmGII i,;,~~y liIOI;I;r~~O EXHIBIT A PARCEL 1 ZONED R,1$ Lellal Oe.cription A p,..~I'Dlland '"~.t9ll1n 'Ihe South Halr'ol S=ollon 22. TOWl\9hlp 4 N."II:l, Ral'1\lG 1 Weal 'of 1110. Boise MeridIan, Ad. COi:lnl~. Idahcl. ~: mom plllliCUlally d~scl1bed l\8 follow: ,Coml'lllJnClng ;lllho,Southeast CornH' o(sak:l.$or.lion22, slid pOInt bftlrIg,mar\lat1 by 111'\ e\1.rminurn c:llp, lhenoe 810ngll18 SoUlh line of nid SIlcll\).i 22; Nollh 89' 17'39" West, 12i3.61 feet to the 1'",. Po'nl Of 86glnnlng. Theooe conlinulng /IloIlO said So~Ulllne, North 89'17'38' Wesl,'I353.(J2 reel (no SouU.oasl COMer of lhe $QulhuSI Quail., 01 saki Sec\iI)C\ 22: ihance Q(ll)~nuing along salC S""lh hne. NOfIh 89'17'0~' Wut, ijO,05 fael to a point; 1h1ll\ee leaving ..id Soulh line. North 00'42'51" East, , 54 .01 IllIIl to polnl; IIIsl\Cll '\bng a curve 10 1~8 right hlwe a rlIdkJ1,lol 700.00 lee', ~n afC 1$I\gUI of 403.37 f"llnd '\hrouoh a cenlrollnglll'ol '3I'OO'(W, wiU,' a ~hord baari"li 01 North '7'1~'2Il' E'ast. II cllol'll .dlstanee 01 397.91 lee.t to I, point 01 t~"",rflO cuNelUfe;'.1tGnl:8 "long II cUrve '10 lhe loR haW'll a radluli 01 600.00 fGet., en are Itnv1h of 292.41 filel, tnrough ~ Cllnllalllngle or '33'30'28', wMh II chord bearing NoM 16'5&'30'" East. D chOld dlGlance of ~.26~eello a poln1: \heooe NoM 8iI'59~.' EIel, 1.43," lelll,to a pa~1 of culVlllllte: lhence alatlg.. Cl,In/8 to.I"" kill. h<lvllll/ II R1dlul 0$ 460.00101'l".lIn lITe Illngth 01614.04 le(\l. (hough 1\ wnlla\ anoIe bI 85'28'511', wllh,:e chord tw,"lng Nonh 64'16'llO' l!&4(, Ii chofU dlulanoe 0148$'64 'Ielll to ,I poii'll 01 ~I$e curvaluie: thenca ""ong I CYfV8 to the li9h1, hilvlllll ,; radlus.or 800.00 feel, an eIQ dlel"nce 01545.60 feel. ltwugh n'cent~llll'lllle of :ID'M.'33~, wllh ,0 chord blI11rfng Nonh 41'04'46' e,,~.-,;f r:lIcW dlGlance of. 630,09' felll lb, e poll'll;, thence Nor1h lW37'04.Easl; 178.01, feel (0 e poInt; lhenc& ~ull1 ~22'!ie' East, 335.01" feel 19 a peIne thenc:e SOyl!\ .oo'Z6"Q6" Weal, 1a16.97' ISIII 10 e polnl, Ihe Point Of Beg/Mnth;. . Said parool ~nl"ln'ng 35.168Cl'1l$ mo~ ollesa, ~iW d~'GrlpUon Projocf No, OS 132 Dacomblll.14, 20015 ......~_:_I_.__'_j~..._...l_,~-_ -----... '''' f W!lI,ffIlU; ll.. -' Suu.l. "tllllt.. II' UiH t 118.'" 'U\. ,," r.%~ihi. " - f'illl" 2 EXHIBIT D (CITY COUNCIL FINDINGS, CONCLUSIONS AND ORDER) DEVELOPMENT AGREEMENT-THE TREE FARM Page 49 of 78 ("ITY Of' MI:RIDIAt-I rl.IINN1NG Om'A1l.TMllNT STAFF REr.OWHOll THE UEAIllNG OA1']; OF MARCH 2; 2006 FlSCi A"dmo~ ~'~~'''Y ~IU"p.,'." 0 fXIiIBIT 1\ P...RCEL2 ZONED R-a Legal DeI<.rIpDOI1 ....po'coil orland ,IIU8104 ~, SOC;Uon .22.. To"n>lllp 4 Nl>Ilh. ~"9'> 1 W..I of lh" BoIsg ~rldl"",.o\dIo Counlr, J<hl/lQ, b.in~ n>ore paf1l<;LIl4rly d....."""'.s lOIuw; C<>""""1'Iclng all!>e' S<>ui/wl... OOIner or 'aid Socllon 22' &aid pOIIIl.bej/IQ rn.ll<ed by. On .1"",lou,,, Clp, lheOQU along lI>a Soul/> N"" of said s~. 22. Nllll/1 80'17'30' wlllil.:. dl''''n,. ll( 1293.6\ fll8l; U'lcincc Notlh OO'25'0ll.l:e.," dbloll1Oll'''' 13111.81 teeno the. Tru. l'eill1\ ~ 8~IAI1I"1I: Thonoo /'Iotth 28"22'56' Well a OlO'.noo 0' 3:l~.DS f.el; Ih$nce NOrIIl 60'37'0.' EllG( a <lilllOooe ,of 218.e~' (.ellO , pllol 01 "UJ\/e: men"" llo"ll a CIIMl Ie 1n..le/HaYlng a rldlus 01 300.00 'fII\tl. an ar. l.ngth QI 3Q2.88 f.., .nd Ihrougl1". ""I'I/ral "'!lle 01 57'5o'~r.)II1ih a <:/Ic>rd bedr1nll.Nlllth 31.4r41' ea.,. dls1atloe 01200,181..110 "pCJl(l1 or rov...... 'UrYe: Iheno:I aloryQ. 'M"" tQ Iha "Ot,1 hailing a. i&dlllli d 500.00 ''''1. ar" are lenQlh of 335.&3 f... IlIId lhrovg~ a "'nhl enDle 0' Jli'2r31l", willi a C;hord b..ring NOI1h 22"00'08. t:'8$1 G dlslal1ce of 3~9.37 feel; lhen(:O NOlIn 4 '"13,'SS"IiIISl a dl.I""... or 5i7,QllIeeC 10 . Potrll ct .~rw; 1ftet'lCle .I.n~ 0 ........ 10 Ul/Il8fI' hoylnQ' 8 I1Idlu. or 200.00 f.e1, an a", Ill'lglh 01 182.70 ,e.1 \tl'ld 1t\f0000h a con"'""ng.. oI.~721 ':is', w11h.a, ohord b...rJilo Noll/1' 15'03'\3' Ea",. dl"lI_ 01 17$.47/eeI: 1Il~_ North 111"01'30' W"l a dlalaoee ()( 80.25 "'.t III " IlQinI ""rho Soulh line of \he PtI COM: 11>""..' IIlong IIIIc1 SoWI Uml, NCII\h 79'~e'01' E\tSI . dlstlll\Cll 0( B3Q.l1 fee Ie.. J>IilnI. on I.. ".ot line Of .dld secllon 22; '110110. "lone ..Id liaol tine, Sou1I1 "28'3{l' W.~ a di$lanC$ lir ~QO.03 f..11o lh, East ""..qu.'1e< comer QI tafd 2; ~ point bolln<l marked by a brOil oar,: IIIGnce (;Of11inulng 810ng ...Id Eael """ ''''''" .00"20'0'. W...la'dl.larIce 01 IS17.li1 ....1 III " /IOinl ",..i<e<I by. SIB" roller, I/Ienc:e leaVlltg ..Id Eo.! ~ne, Norlh 89'\8'3f.~~"1\ 8 ala""'OO of 1291.77 feol k>.. pOIn\ maNd wIth..a 5/8' rebat boinQ IhIt Polnl of _1In0'lQ, con"'lnlt>a .3.:70 .cros, mot, 0.-1.... EndofOoo..lplioll Pro).ol No. QG.j32 O.eembof 14. 2005 ___;.---.------:-- _._'__.:ISIo._ ""/(, W'.".r'''fll 1.1_ p !illl~. 'duldl.. It .""It P' ill' ua.'I'Ht.i . f.>hibl, ^ _'P,,~cl ..... EXlUBIT D (CITY COUNCIL FINDINGS, CONCLUSIONS AND OlIDER) DEVELOPMENT AGREEMENT-THE TREE FARM Page 50 of 78 CITY or ~lERlDIAN J'LANNINC PltMR'rMENT STAFF IU:l>ORt FOR lllf. HEAIU1'lG DAm Of ~1"'ItCH 2,1006 I(XHI1ll'f " Asa. J;;detStlll SI;tvey ~rni;!;.UII~ 0 I';;t,fq I QtJ I'ARCIH..) 7lINI'iD'R-t ,"'IJI~r~~1 o(<land .QiLullltd &11 ..!i.cc:-li"'J\ J2. Vo.w~1hlp'4 NMIII. }!,flUI:~' I Wr,ll ur'~e Uoi~ Mtfidiiln., 11<1> l;~um~, Ido)",. h..J.f!""''''~''''N"I",y d.."ib.d.. 1\,I~,w' C:'ouHl,c:nt'iQt :11 .'h~ ~"1I.~~ C\\nl\;f llf ,!rid. ~ttlb~lr 22j ihUftCe a1t'C\8, III. s:\.",nh lin\! ,~r "eii' $cetion. !l~lh 1f9~11.IJgl' \Vql . di'~I,t~v( 1~~l61 .r(:!l;t:'lb~,,~ C('lfUU1W11 &f1a,1a!' Suu,h I ,inc ,~( ~i.tl Mtc~II,'U ~21 Non" W.I"l'39" W~lt. ".I.nee. o( J!-~;\.62 'ee, liJ. p(lf,U~ ,'1-:.",-'1: (.,1l\lIHUma 'Nonh 89"1"09" WOOl i dl.I>1". ul lb:I1.Wr~H.'~I" ....,...."'.."". ,. Sc<=ll~ 1.', U, 27 . ."d 211 IhOn'. .10.. \1,., OOllll> Ii". .r, ..Id s<.ii',".ll 1oI.><lh ~9"24'4"'. IV.., . dl,w",. M I)O'.~I r<<l; .h.,,,,,, ",..i.. ...14X...,b Ii... Norlh UiJo2~'SQ"1"". dl.ou./l<< ""~S?,18.1""I" 0,,, TR.UIt 1'01"'1 0" IIECINNI.lir.; ThGJl\.'\ol tJut1h 1I0.:~t.46" b.rl " djl'f.~I..'~ "r H n.;l9 rrt.1 let , p/'tl,u ~ lh4! 50ulb blink .t( thv fhyllc. ,;a",\: 11M,.. '\""l: ..i~ ~~u,lt n.ul.: ,he 1.II"win~ (0) .ioi.J...,. ..d .'l.I1o.'o;, No'", 80' .I)'l~'. f....' . ~hll.u "r 4'14j., r..., ,h..,..,.Nui,), 1\(1"",..0(1"" 1'..... ,11u,,.,".,,r ?$I:'~ 'UII" ltJ,N'~ R"u.1I1l Q(V:') \'U1\" WC$1 D di.\;u'K'':'\'l)r N).~.s rll!~ lIn..onu f'Iorrh fiS"4ft't)llll~"1 .tII Jl31!iuI<:!; uf ~SI.16 '001: .hone. I'lnllh 7!1"JVI?' fO'1'. 8' III r"" II"..", G.,,'h ~"'~'(Il" bo... .W,'IS """ ,. l\ ~I.\,t ~I.( C1'4r...D.'llJf: ~hOMe i\'0I1W- D n\f"t h' lih~ ,ilhl. 't.;jvi'l~ a ndlUl or 2riJ.w n:.et. ~il :'n.: la\.'i, 01' 'I6.t16 reaol l>>MJ c'U'~'~l .:I \.:4IlIrill .Illk iJt 2'~.11't,"\ wflh . dtw<1 t~oIIfhllt ~o,)~nh 07";\;,\12Qh ......1, II chord dj~l~ hf~S f4 th:.l I" tI f".\ln.\; me-.lca :\amUH>>'12'O.S'II WOiC, urA'3- kc.llI.\ "-l'\II,\lMi ,_henct ,IOA~ 110 (!lu'Vt,lln Ib~ rllllilt, haV'illl II n.,l".. ~t 7.~P,0tl ~I.n .;ra dtit.GlIc.;q o( n'.ol ll:<I..lllIlbr.IIXll..MII1,I.lIt:l. "r 4J'U'J9". wltk .'.'....d r....-ioa lIw\ll""5\,1.U'" r..... . ~h(,u'" dlfl"-1cl:. or )(" :V.l r~ to It (k'Ul. ,I{ tCITNiI,' (:url"llIlrf; ClfC'lltc. tlCH, " 'IoIrYt- (D,Llie It.l'. h"ia~ " "di.... oomoo r..~ ." ,.. .r..u;"., .n ii,' ~ ,.., ..... Ih""",, ~ ""1('" 0<1&1" 'or 4)'01'~ I" . Willi. Illlonl bt'....iOjl ~...Q, ~~..27.nC" r..", . .l"">! d....".ur Ul.l7-'r4CI.... . r<'""; IhenL'1: ~1)Uth E'MJO'S~" t:.t, R'I.6~ r-.,~ ..pn:I'II nr cun'IIW'C'; ~ ",,"I,,. CuflVe h'! U\IIIC:O" ~...I,,~ , .lIlI\..~! 400,1lI1 toe,.....,... ~I...i,,~ "r 1.~.2~ ,.., .uoIlllr"'!fh.,; ct,,"~I..,,~k ,,/, 18"<)0'16", wi,h" <hold .'In. N.nh 'a>5S'll"llul..o .b"'" d....""" of 19UM.."10 .'p.;!'''' Ill."... "oUl ~.o~,.,. \to ,... "'-", ..vl.~ . ri.Ii"1 of .j)J.OO Iter ..0.1 ,h'Ollli. . ""!)lr" ;'r'l!".r Y1'S9"So,' , ..kit . ,hurd' beoriIItI NDI'I~' 4I'~n'I'l" 1:'o~I, 619.21 (cill;:"""'" $<,,0/,. "",10"<12" r",... T11,~ ~ ,,', {"I,.I, II...,,,,, Norn, 00')0'0).')1>.1, V4,U (..,j.In. ""'Ill;"'...... So'.IIlJ1 42....'4.,)M'1 u.... "1'.6' tiet \0 ,I p.~iNt; .nl~ SOUlh'\od.ltl'J.ltl w~. 8q"'.o'(c',:"~ a\l\Iinl' Th.'''', :WI". 116"31'11'. &ul. I~Q,"1 r.,e, 1\' . fl<'.~; .11"""0 1Io1l1h '41'15'\1r IlOOI. '4.~.n r,o:' '" '1""1.,; lb_ )1..". W'1b'", liaol, ~61,~6 r'''II. . ,,,"il~: 'llI,m:o 1louIl. IIMf19" II.,,,, 'lJIi.Ql I....'" . ""._; ih....., N,,,," 1I1'1H'}4" e.." J.lll..lI< r... "0.0 f'IIlnli ""," . Jilln\, 7l~44',161' r\AAI, .M.lt .(QC!1ltq pah.l; ne,~1),; }I0td, ?~.s,I01'" ~af Z9J,f.V n. (cl. poll'lli .h"",,'SrlUlk t 1.II'nll~ ~~..81..lS I."" I. . ...1., or (U,......., ',hon<. ol<o>,t _ II. u.. .lllllI. h..ill' . I.diu, "r 2110,00 fco,; .. nl'< ill.'.... IIl:'lb..f.uI .nd 11.....01';. ~"""'\.'''Vlc' (or 12.?1 ':.'~", h,v'_ll . .110'0 .....i.p. $<>o'lh 1~"O~' 1 )"'w,., 0 .""'d 01_ of I7M7 rtel'. . Vil",m~"htll4W(ll\t,1\1'h ~l-1',)'$6" Weltl ~1?li'P r~ fn II piJinllll'~'V""'I'C~ ~C' alo&lJI.I C:IotrH:._u lhe (,j;ft h.a~..illl. r.1tl\Ul vr $oo.ua ret'l. an fll'C di:1Jiinll:u of Jli.6l' rN and Ih'''llfb .1 t~nlnll f1,j~lc=. ur 1Il'i1'W". ....1. . 01..... """'"'I S;~I"" 'l'l'I\\'flIi~W.~. . ,lw<l dl...~.r :foM-lAItI> ~'l\, -\~i1'- ',' l:~"1" ~,..,^ ... \-'1... -t" .. 7:':1.' (,. :'!'.t3 ,j,..J~< I ,: '"'r.~(!'!lt~i\.-"'~ 'If /I, ~...? ..,,,.- _I___---.-~ ----,-,-.,.p.~ nt ( ..,,11,.0,.-11 tel.... h'Ht' h,ltli.tt n u,u /. 1.01.11 "". . r,:<lIibil ^ - PO'" 4 EXHIBIT D (CITY COUNCIL FINDINGS, CONCLUSIONS AND ORDER) DEVELOPMENT AGREEMENT-THE TREE FARM Page 51 of78 CITY Of 1v1l,,'UOIAN PLANNING UEPARTM-IiNT HAt)' REPORT "OR TilE HliAlUNa DATE 'Of MARCH 2.2,rJOG PJI!lf! ,2 or,;! I'^!\CE/, ) ZONEO R.F ASEiO A;;li~l~oll Slll~~r-Gioll~ ~QIII' 3'293' r.", 10 A'J1Ulnl ~frc;v"l;l.'.u"'alurc: Ihe".. .I..~. c:unllll'llllC" rjelll/linvln/l' TIIdil.. ,III' 30U.00 f..", .., .r. dj,lo."" ..r 302,U. r." ."~ Ihr...uh a '~u'al 'I~l~ <if )k'27'jY",I\'i1h. .bul'lJ hming SOIlll, .I1',II'~I" Wril," chold c1ir<....ce "r2YO;IR fi,lOl 1~'IIIi>II\I; lbe_ SQuib (l()' .I.7'IW' \II..,. )9(,.~1 r..ll" 1 ""Inl ol.lmIaIu,'$; Iho",," .10'.111 . el''''. I.. dio 1.11., ha.vi"ll . n1Jii" <if SW.no .r...., "' Ii.., dill,...", nr ~~,IHI lOcI .lId 111"'"1111 II .""...1 u.w.' of 3~'3j~. Wi'h . cJ>,,,'d ~CMinr. Sdulh 41 "1104'<\11'.' W.~,.'" chord d"IIlIl.' of 5)$.~ fct'II....."uilll. "r,.".". .Il".I.n:; Ihonc:c llontc IOU". In U", right, h~\'i,'1I 0 rljl;~, ..r .4$8.0(1 '("", IU .,. di"QIICC or S '..t14 r... and U\l\lu91' . '''''"'lll 4..,1. "f U.l(,',~II". "W, !' eh""j bo','i"li :>oull, 54'16'01)'. w..t I dlOi~. dll"""'" .nf 4'86.~4 f<t(~'. poinl: lh."co S..u~i 8~.S9.19H'We<(, 1.4).1\ "'1<1 a pooinl; 'hal.' .1'"lt .. ."",.In lhelon, it."illl\. ,<\IIi.... ..r~(lo rO'C(. nu ur." ~i'''.'''e or 29:'/IIJot-l omd"U"'i\~~h. '..'II,ol..gl. Qro.\"16'12". "'111" ""oHi ""..in....N.ulh tlI"1Y'4l'. \1/.,.,. "\<lru'dl"lnil"" 0(2.9.W foollll 0 l\<lin!; II..""" N'rlJ1l1j.I"~iI"' W<i!t di.~'llCO ..(n;11i.ll,ol 1/1', ""inl of tl\II,'.tvrli; Ih~",,'O ,dUllS l!I ~~ul"\'C IiI 1I~ Iron. h,,!iny._. ~\II ul :00,00 r~. ~n fll'C. di,.,"",,,' '01' 1./;6.88 fCCl'rll<\ Ibnl\J1h , .em,"! ....;111" nf 44"S,,')2", ",jO. 0 e1i,.,i' hc>'IIJ~ NQrlb 2.5'41 '115. w..~ . ,>holll ~i,,,iuct> ,<I' 152.8~. fl!l\l 10' a JIIlb'l: 11,00<< NlI,ih 48'09'21" W'OI, 111.17 rccl 10 . rl"n1 or ,...ni.I"'~'; rheuce .101'11 4 CIlrve '0 Ih. lelf. hl\'I"8' rwllu. ..rS50.lI(l rtel,'" ar. IOllllOI "r 101.21 Cco1\ o"r\ dlll>\l3I\. CdIlI,,\ lllllllt- or 71"1'1)101", win,. e!wd bcaoillll 1'1,"111 ll4'40'52" W..,... .llOI1l di'!M,,,,, "r654.~9 feel '" . rninl; Ih."... SOlllh S.'47.":'WIlll, SClVll feci III 'I~lilll of.eur~.""c; Ilillllt<l.J[),!~ h """'. 10 .... rill'''' h,,'loa . 'odiU. IIr 110Cl.l~' IcCl, .IId 11" di"",,,. of !N0.72 f<ot. "I(J tll'''"WI " '.'11..1 IItllll. Dr 45-:l0.44.... willi. ehl...d loao.;"ll Soulh' ~1"1~\00" W..." . ehura dl_lonee ..1' \115.12 rrnl t" . ""lor; Lbru.e N..1I1 75.S I' )K" WCIt 4 "iow'.1t or MUS 10.,; '11<1"'< Nllrd,' rIll"16')O" I!..t . al....n... "r 46),9<l fcc,~ ih<...e.8,,,'''' ~O'l6"1I0.' W"", . dl.UU"" rif 357..'9 fee. (Iom'orly $olllh.AI>"32'30" W....I. ~1.1"......nr ~n~~ (..II; lhe".. Soli'" '61'2~'OQ" W,'l. 4 d..~""" "f tll'l.a9 r....\ """'... g"u'.h 1~'31'IHl" WOOl' dl,IOI'oo o( IOJ.711 r"'1; d.."." So,dr r~I")r)O" Well" di".'ll:'v IIr 245,48 rool; Ill01ll:~ NImh g'I',O'l!II" 1!0l1 . .Ji",..,,,,, of 15(;,&9 ~\ \\,..~. lll\u\h 'K"Oj '(II)" !'n,1 . dl<\lln.. or ISBH reel: Ih""'e Soulll SS''2h')O"' e... . diOl'...." IIr 1J~.~2 '....1; dICll<. .~I"\II 44"2\"110.' flul . ,Ii"o",.. of 7K.U !bel', \he".. .N""h 75'",:;. '3M" \~e-~" ~64.~"S f~'.rlO ~ puinr (If 1,"1it'\"IN~CI ah~1C~ .1'lri, ,Il tl\arvC (p Ihtlleftl 11lI.lull' rodl". of 7S(I,(1O .1<011, '" lit. '<lllllh ,.1' 4.11.71 foci oM lhl'l,oglln ."'11.'" \I"lllc-~( J2'I!:5N", wilh ~ olulId ~i"S .'lOUlh IlS'OJ 'SJ" Wo<I, . <llGld <1101""" .f41~"'7"r.Cl In a I~""I; llI...c. St.",lh '/1'$5'14" W.Ill. )52.2i r"'l., ..,,,,1..,.,( """-'0(.....; 1110""" 0'''''1\' o curV; III Ih. oighl, hllvinll II ndiUI or SIlO.OO f"'-., "', QI'O l1i~ncc ,.1' 1~\.llli.r""l ~Ild IIIm;,@11 \I ceM,.1 .lIllle IIr )7'4l1'08". Wllh I ellftl'd ke",inll S\llI\b 1ll.~8'ill" W..I, . chON dl..lIIl.., or 154,44 r..., '" I I",jnl; ""'ne. So",h NY"4j'U. WoSt . dIBlllll",,'1lf I o~.tl4 r<dlll \I ",,1m. Ih.l'ol..I.r nllll'."'I' ._-., . ,..-""k~ ~ /to.r4l . ~v~ "'_ .., /..{ "\.,. io' l~. 'i'II.I'- ,,:;.I)>'~~. " .; ~~'JI Iy)'~~ , "..:!-.>.\l;l"'~ Said parcel t(tnh,ininl 167.Ul-'CulI. 11I(IIf'C l.t leu. ___._ ......::__ -=_11_- ...------~-.~ hr ( V'u.iilllul t.,. .. hllc r, 111114.... ." .H~~ ~. 111 ,,~H.'l . fxhlbil A ~ ppg.,1 EXHIBIT D (CITY COUNCIL FINDINGS, CONCLUSIONS AND ORDER) DEVELOPMENT AGREEMENT-THE TREE FARM Page 52 of 78 en"V OF i.H,RW'AN Pl.ANNJNG /)IlPAATMllNTSTMI' Rtif'OR'r FOR THh lIf'.All'INO DIITE or MARCH 1, ~006 'ASCi !n"e;S-UII SUI~tJ tlnup ";'11 0 EXHIBIT A PA~CEL 4 ZOIilIW Fl'': Logsl o...cr1pllOn II par".. or lond o/Iualld ., Sa<;l1l;Jn n., T""'n.l~p 4 Ncrlh, Ralllle 1 Wef! or llt8 B4ilO Mandl,n, ~ CoUftIV.IdIllo, beng """. ~lItul;orly ilIo.CIribtd "' """"': ' Commonclnll Irllle Soulheatl'Colflar or.!IlIld Se<:tlOll 22. lald pOlnt b8Ing "",,""d"by, an aluminum tap, ltl6neila!onglhe Souln'line,of iald SuaU\lfl 22, NcrII1 rll,'17'3~:W,"t, 1293.el r..~ In.n... eO'UIm'....u .lot'u SOuth L/i1. ",-.idel S8cllOn 22, Nllflh .li-l7:3Q" W.sl. di.lIl'o, 0/1353,&2 r.ol; Ih"""" ODrllill"inlI No~n,WI7'09"W..Ui d~anc..'.,r 2847,18 fulta U1Il comer common 105ac6on. 21, n, 278 .nd 28,; UIIl/l<e'~na In'. ocUln 11n' v/ leid Seclill. 21 NcrlIHIQ<2-I'46" Weal'; dle/.nca oIl3lJ7.51 '881: t/1MC<l le.vin" ..Id South Une NOI1~ 00"22'1l0" e..sl. dis~... of 20311.08 'feelto' .~ol., ontno Sl>Illh ~.nI: of .the ~b c.onal; n..noc .long ....Id SoIiUt Bank UIe lolklW"~ (!l) cours.. and dl.l._.: Norlh 80'3:)'30" 'Ea.1 '8 di'''n'''' 0' 4D,.2O "'Ir; U18nCll Notti; 60'</0'00' eM' . dlst8nee..r 961,83 IHI; IhlnCo.Solll/> Uo'~l'Ol1. West a <Ill",,,,,,,, of '6Q.n5 18~1: "'""ea N(Illh ilS'46"O<l' E;"I . d.s"(l." ." ~51.1G feel; 'I",",~ NQI'lh '7g'37'32' Ellal fl dl'l&l1CB 01117.&31"'119 u,.''fAUe POINT OF 8!lOlNNINO, Then.... NQ<I/l,e'37'U' eas', dblfll1CO of ~66,O\ lee\; U",,,,,, Sou'" OO"G5'M' WKI fl dl:olfl"" 01;0.110'1"1; ,,,,,,,, Nol1h 7S'Z-I'ZI. "it,;j dltlal1Qll ol~4&.ciefeel: 1h8llce South 84'30'54' e.me dial""",, of IDB,6Q !MI', Ihe""e aoU\ll W'U'W ~I, 442,85 IHt ",.""" Ilitv1ng Jilld Soulh ~ne Soulll 00'28'13: YVll&I, 494.11 .110 . ""lilt: 11"'"08 .long al>JlVG'to l/lll Ell il8Yll'9' rodlu. of 450,00 "el.'" ...,1.l\ll1lI DlT\l.Il,Bll'.\'.en<\ ltvou'gh. central ."glll 01'97"59'30'. wllh. eM'd ~.MQ..SllUlh .'030'03' WfJ$l, 079.22 I."t,~ alcdTll. """" to IIl1 !1gh1 "'Vlng " r8dltlll of '~OQJlO klIl ~ ell> leni1\h 01 11l8.211lllel""d lhrvugh' ""oltal8flile 01 2B'Ofi'4Ij', Wnh. dIord be......Jl SCI<ilh 78'55'42' W"'l. " chord clIflanc. 01 H14,3O I..t to ellCllnL,lhe". Nonn 87'011"1>5' wetl, . dloi\6llt:e Qt 61 ,(4 ~f\ III al'Dln! 01 WMIIUi";I~I_ alonA a curY8 llllhl right, h8Vlno' rlldlll&:of 250.00 1...1, "" "'C"dl.~""oI 188,18 111',ndl/l'ougll."'tleIlInIl e~lo 0143'01', '., with. ohOtd """<!rig Not1Il 6$'27'04" WQ\, e ""'-4dlsl......ol 1.113.n '''''lCO l.pOlnt of rawr18,CUl'YIIIUf8' Ihe~CiO ."'no. 0'-11) lMi'18n. hillIng" radius 0"760.011 r..L an "0 dl'wneo orite,a1 'eel_lIvouoll a ClllIIIt..~ 01' 43'SS'3ll", wllll, chord bellflnll ~, 6&'51'0). w..~ ~ ~norlf d.._ 01 ~6 .03 1...110 . valnl: Ih."ca NQIlh 011'12'06' E'GI, ~37,'318.llo" pOl..., or ......Blu'<< along. co"o \Q 111,IiI1, h"InA. radlilo ol200.oo leet. 81\"'C lBnGlhorv&.06I..\ and1/lrQ\l1lh a cenl",' .nglo or 21'31'\)7". wilh.; dlo.-d """~ Nonn 07'~'211' W..~ . OllOld dlll~"" af 95,14 la'llo ,',point; lhei..c NotIIl21'1Q'02 WKI, 358.05 ,...t\...'~ 10 Ihll Point of 8'9,,,.11'9, S.id p.'<el eon18lnlng ~7.~~ 00'''''. mar. or I..., ~nd nf Oesarlpllon 1""'.0\ NQ. 0513~ O.=omb.r 14,2005 ..._."!1Ili.;_..._I.....--;..~.- --~--~ ,~U 1 1f.III,II"..,tl f~ . $ylt' r. M~II"IP" IllhH . 'IO,UU 11,1. ,. f,.<l1lbU 11- I'''llC~' EXHIBIT D (CITY COUNCIL FINDINGS, CONCLUSIONS AND ORDER) DEVELOPMENT AGREEMENT-THE TREE FARM Page 53 of 78 CITY Or- !\.tmUD!AN Pl.....NN1NCi DEMRTMIONt'ST^l'f RErOR"r'POI~ 1l1F.,I1F.ARING D"TE OF MARCH J, ~OO~ !!~,~~o EXHIBIT A PARCEL 5 1..oNlm eN Legal OeSGtipOo/\ A p.1rwl oll~nd ~~u"'lJd In the soUlh ,one.hall o( Ih, Noo1hent Qllllr(ar and In 1M SouthH8~ 01 S~cUon 22, TOWn6hlp 4 NQIIII, fl.ar\Ql! 1 Wesl pi IIlII Bollie Mer,dlsl'>, Ada Oolmly, IdoM, beln9.111010 po"iculao1y described 89'[OUO.... Commonclng llllhO S"ulheaal conler 01 ,.id 5."Uon 22. Mid lIalnl 00100 m8.1<f\d bV an aluminum QI>. Ihanes alo'\1I Ihe Soulh U,,,, 01 ,aIel S8c1lOn 22, Nonh eO'lTJ9' Wesl. 2647,23, leel' to lhe Sou'hu6llXlrnor ollhe Sau1haaSl OlJ8l1llr 01 saId 5",,1100 22: lhence conUnulng along .aid Soulh line, North 811'17"09" We.l, 6(1,05 (oallo lhe True P04nl Of a~!llnnlng, Thence conllnuing alQng S3Id Soulh line, Nonh 89'17'09' West, la43,oi 160110 II point ~ ~aYln9 laid SouUlline, Nol1h 0' '59'10'" Ella\, 34~.83 "'-110 ~ ,",Inl 01 curvetUre. thell08 along 'C'olIVe \0 Ihe right,h;tv!ng a 18d1U$ of 150.00 feel. an, Sle: <llalanee or 221 .58 180' and th",ugh" cllI\l,,,laogIB of 84"37'4:1'. wllh a ohord' ba8rlllll NMh 44'18."01' East. B chord dl~18"~" of 2OU6 I~ 10 a poliJ\.'ol re.YflIIlO t;ulYalure: lhenGe '1009 0 CUl'Va In ltia left, haYl'19 a rililllJ8, or 1'000,00 Iller. IIn"n:: l!ln\llh or 470.Z7 ,~t aod through a llllI1ltel angle III 26'S&'41)", whh a etlOrd baslIn\I North 73"06'32' Eaet. \I ch<><<l di5\ellCeof 405.9lj feel.to e point nf r~yom~ !lutyaluro: \tlellce alol~ 8 OUMI 10 \Ile rlgll\, hGl/lnQ a r\ldlllrl or liOO.QO (eel. an HI'Q dlstlmce 01 494,$8 l/l4It el'ld Ihrough lIl:e1'11tal, IIlQle or 58"39'05., hllvlng a clIolll t>eJ'r1nll North 8~'59'45" Easl, a cl\an.t dl_n" 01474.48 fe..t 10 a pnlnl: IhellliO South 63"40'43' East, 311.09 '''''',0 .. pol'" 01 Cl./Nlllure; lhwl.:e aloll9,a curve to ~ lell, havlnllll redlus 01700.00 reel. en lIft;dIGla/'lGll,oI3113.59 leli\ and tl1Ol9r 8 eanllal'''<"G1ll tll 31'23.49', he'<1llll It ~ bllaMQ 60ulh 1.6'24'46' WIlIlI. Il 0110", dlj;!arlCB 01 376.60 1001 \0 II PI>~t lllwrlce Souln OO"4t61' Wllsl. 154,07 (llf31 to 8 {lOin\.ll'>e Point 01 Belllnnlrog. Said parcel eont,lni"9 17.2CS' ottei, MOno or less. End daacOpllOn ProJecl No. \16132 [)8(;$ITlIlar14..2005 ~___,_,....J'.~ _,__~__._- -,---........ 1M I "''''I"..t.11I j \1f.H' I "rllell.., Ie ""u.. II lIlIU'.lH~ . ~l\hibh A - Pose 1 EXHIBIT D (CITY COUNCIL FINDINGS, CONCLUSIONS AND ORDER) DEVELOPMENT AGREEMENT-THE TREE FARM Page 54 of78 , <A"I"O DAT~ OF MARCtt..2, ZI1Uh . N"I"aDlll>I\~TMI;NTS"N-'fJl.EPl?RTFOll.Ttl!H,I1:. ".., ' Ctl'Y Of Mc;R)O!AN Pl.A ".. !!~,;1.~O EKHIBIT A PARCEl. 6 l.QNICO,)t.15 "'ll'( D..o,lpll,,,, A parwl orland Il1W!led In the IIOolh'UI\8 ~It:of.!;~ctl'n 22, lownship,4 Nonll, Range 1 We., of ihI! /lol...', Merldien. .....8 Courtly. 1"""0, l:\<ling more panlo::uJ.1tf)- ~"lICriMl d" ,(OIlOW: ' (~(l;.nlll('m:in,.1 lhtS4t.PI~ tMuL'l'-Ur.lIi,15~f.'ioc:.211-&11ld rWinL t..iJtj luartid b..r'~ al.,lJjinu!1J .,.p, Ill.."" '''''i tho Soulb Jln. or ...d S,*lo" 2). No,1h ~~'11.)V' W'I~ ~6'l7.H Ih","'lh. $lllllhl.a",r l:ttrt'rCr of.lhc Soutbco.., (~Iltitt (ir Iftid SI"C'III}'~ l~j Ib~I~~ wnlbaiil'. .~n, ,aid 8.uJlh Ii".. No"~ '9'11'09',' W.A 129J.I~ r.oI \0 Ih~l'nl."r.'-l (irn..,....... .' .nl~!: (ilf)li~ih~ IIJoll~ Mid ~cmU) Iin~..N<<r\b ~9: 11'1,.,1 WetI\. ~9Z:.J I Ibd "" a 1~'II~ UIj)I~~ 1.."10>> ..Id S.'"h.lln.'. .Inn.. ''''''0 In U.. ri~"', ".vi... ".11.. of 1'fJll.Qll!00I.' '0,01< 1"">>11, .,r Bl9.9~ IIol ..Ill Ih.o.all . ...0.1 "';I<o.r 10";0'00", ..,.\, . <holhl _1.'lI Wwlh f~'41"16' l!>>C" cIlOf411i>1...~III'IUS,~.~ (OI.~'~' pui.n: cbm,. Soulh 75'SI\1~~ J!Mt. 16.31 r~f "'. poi", ,jlf.I;:Ufv.'\lrei I.hC'l1(:g "'OR.C' Q ~iI;lfO 10 thlJ ~ '~\.in.1 U r;ulhl' or u~.no r~1 ID Iff 'h~lIy:di nr \14~. 71 r.,.."d """"gJ. . '''''''I...~lo.r 4$'10'4.' ", "'1'1l . olliVd ""..Ins 'H,,,,,, WI '3B'I,o.'l!.o"i · .hlU'd lli.t."". or 91$.11 t'c<t I" ~ ",.f.;.; 1I""'.ol<onll Sll".7')I~ l!ul, '01.91 f'"-'l I". "..h" ..if ~litV:PlurlC; 1)J~c n~l. ~"rv4 to ~ rlgln. bil.....~..a ~ nJivf.Hf :"c..em relet:. an ete. dj~Uftl(~ ttf 701.1) Il'" ,...1 'hrol/ll" . ....\t.l 'n~l< or 1l~I.<H''' ",101> . .llIml bNo.., 's"olll ~4'40'~~" 1>0.., . .hord dj...o~ .r 'SM9-Il:ollo . poiM; Ih.~ So.1ll j~"llO')I-IloaI, Inn r,,", ,,, D, ~jil't (Jf i,I11'Vil.luu;; th~n~ .lpl1l1 III 1Nr~ I", ~~c ritJlt, tUI..inl ;. I'btll~l of WO,UU I., in tV( k"l~,lh or I 1I.,iX t..l ..,J O.""wlo . .",,1,"1 ,'''~I. '0( ~~"WJ2". will. . ,b..o bi!o,ioU 50.." Ho.1 V.\.' r..", . <""'~ .JiJlrt.....r 15U9 r.... '"~ " '''"'''' ,10",,," s.'.....1I!.11'49.. P..II. n.16 10<1 h' <1.,1,,1 (lr curVllII.I"'. n~<,c .~ n C,,"rw: It! tbt: ri~u. hll.-vI'l\".1jI ''''''," of 56U,OO f~, QIJ _(-t' d~lI~n.:o ~r )12,41> r..1.O<ld.OllBII. =1l'.h.~1e or36'16'.I!",'\'.'~h ,I.".. <~OJ~ _rin" Sa,,,h l-J'I~'Jtl. Wl!"~, ,l;hord r1i~~.n.::c..,r Jt6.~iI'C~ .'(J "'lk'lhll \lfrc.wnc IO:lu"1lihU'C. "'CftfG ali,Jnr. t1'o"r~f:l tti I'ht JClfit h/l.illG, III r4dlu'll 01 '700.00 (~t. Illr Ofc-,diSlIlUlt".'C rir.l~,71t roe, ulul \hmNe'W u ccnrt'A) a.lS'l(\. (If .I']7'~", willo . ollord, bo.rillll 9.\II~ l:'$"ll'. W.". . ,bon! 01"..... or 19,1~ t"" ,.. . ""i'iI; IhUReti': ~h\l1l1 (i)iII"OI04.1'" Wlnr.;) . Loll fe~ 10. ~h:l( qreurvClIv"c; U-:cnce"AI(In&= t ~Ur\1:.tf,.tlj,: Iclll. b...., I .0011.. ,.t ,\Kl.tlll '!'HI. ." ". 1eQ&lb .r..494.38 t"" ....1 IIIIW\lh . '.""01 '1\~1< .111 \r;"Wl"", ..r'b. <bOlil ~lnlI SIli1II. R7,'.l9'~s.'w.,t... <I~n<l'dl""'1oc of~1UM r'I" ,., n ",,1111 .."r (l:'V~ ~""nllln=; 1Itw1t\l .Ilona II C"f'IC kI lhe: .rlH:I~~ ha,\~I\U '" 'l"lIdi'tf. (I( 1~l().OO r~l. an 1'1;' ,1t"\I;~b ~r 4'Q.21 r= &IW thnlu,J, a r.tnUll ,alit:Ja,~" lJ.j~"~''''C1'\ wjU. " chn.d, bo~ril~~. S'I~lh l~"Nl;tJ~" W~ .. .~burd dl1tlllt,;.cl nr 4riS.O' r~l.l" \I.pO'Ul tltl"t:\Il:I''t lO'4UYi\\lI"~ "..;nt:i,1 ~l"nt!. '.1 1.'IUf'IU In lh... knl h.t\l'ih)C' mdi". of 1'I).an (<<II'D" ll" l~n,,1L,ur'221.$fi (erJ, ",.r.Ilu'I)Lllh ',~nlrnl ,"'Il'. or h'~!'41". wilh. <....<1 boolln~ S~llth 44'1 ~'Ql' W.of.. ".....I,di...".;. ~rlOl;lIr, ["., lo . puh1t,: tbt~ 911L1fh 01 ""'W" We!I, J'U.R,ll~(ll{1 . Iloinl, (M hint or Ik-Uln"tuR. ~I,id ~I't;lol \OtlI1l*h.Jll.It,l4..!"'II(1I'~1i1 ru~ro oJ.'.)~. lJnd dC"~i:i1'l1ion \'...1..' N.. Ml)2 \l"",\b,,' l~. lilQS -- _._---~ "...__~_.__l_:_____- _~~_. '~l t '~.I.ll11"t11,"1 \IIi. . :11111...' "~'I.11IIt 10 '8\'~U .. ~.",~n,IH~ . ,t ,I' F..llIllil A .. P'.Kc B' EXHIBIT D (CITY COUNCIL FINDINGS, CONCLU:I~:a:D ORDER) DEVELOPMENTAGREEMENT-THETRE Page 55 of 78 CITY Of MERIVlAN rl.ANNJNG DEPARTM~i>rr STAfF:REPOllT fOR THr,'HEARlNClI),l,TE O~ 1>h\nCI~ 2, 2006 ABa 'n,lm~11 SIllV~1 LIOllfl",qWO 1;.l(H UJll ^ l'ARCKI;,7 l.ONI:D CC r.~"II'"""lflIi",, ^ par",i Ofloil<lIIlIl.I'" ill Ih. SO\1lh.... QIIM'"'' "fSm.", 21 "lid Irn:!i..ulhw(,<. l)u6'1<,,-,,n2, T'"l'nlhir 4 N"flh, I~.n$. I ~cst.M\h.II.I'II:I M.ridi....,A<lII (:tIlIlIl)' Idah.., h.ill~ 11\01' \.Ur11c\1lhrl~ dlO<Crih."j.a, rolloI'": ' CClnuucncilllj: pi rhr. !\cll,Ilbc""t \:Ol'l.lCr "rsnid S~cti(lll :il. II"" Tru, Fain. .Pf',lk'l!lnlllut:.: '11lCllC<' ul\.ng oi. ~\1.1h Ii". oh.;d SOOI'"'' 2.1, I'/.rlh ft9"14'2.)"We.ll. ~G~,)2 rtot 10 ~ pollll; Ih..1ce 1~.lnlllOlid SO\1\h lillO, ~.rth (l(1"~4'19'. F...... } 7 ,2~ rcellO "I"ill'; Ihllll.< Naftll 0.' ~'n2.11 u.sL, -:14616'2 It=d h) a pllinr or ,"UPo'U'Ul'O: IIUinCd u'luns.,. ,:urv.: IH ,he nghl,I""jIlW' mdiua orHOfl,OO r.'.,.n ..-o,li~"""," oU2A,9fi '"" ..'" """"1111. "...11:,1 lingle orJfi'2J.S4", with Hhord blio,;jllll Norlh '11'11 '}9" ,I!I/ft;a .hon! <Ii_tan.. (If 228,),8 Ie.illo"a I",;n' ,or'.......'" <"...cur.; Tl"^",, "'ollg nl!lVO lillllG left, b~lulllI . r,diu. "I' oIllO,OO r.l, 1\1\ .r. .1.011.111 ~,:~O r""...J, d"""Vh. CClllral &IlI1.. "r J~,'IJoJ'OS". wllh ~ '.hard lx:1Iri.. Notlh II 1 "40' W' Ba'I. ,0 d",,-~ dltlllJl... "n~ 1.~7 le.u. . poi.'; 'I,.... N'~'lh IS"~"09"'W"", I J.~,H r..c.ll> , I",;n(; 4,..,,,,, N""h 11"5S'24" &5', 1.25,94 rOct '" " "oln' 01' ''lllVlllII'''; 11",_ ~I...~. cu,ve"'lIHI,rIShl, ".Ylnll,1'I\diu. III' 750.r1O fi:ol, ,.. III. dl."",..'of427,71 r..1 a"" llvough H~nl...l ""lI1o.r ,12.012.'58''; wlU. . .ho.-d b.urlny.Nonh 8x'0I'S).' p..~~ a ",,,,,',1 dLll&",~,,,r ~16.17 r<'l:l jll ",101.1; 11""<0 :S".'h ~5'SI'38'''I!UI. 264.25 r..llo . ",,,,,~; 0,,,,,,,"'/1"1<11I44' 20'(10" Il.", SO.~& ,rte': 'honcoNlIflhOO"16')Q" bill, n,oJ.l'cct;,'h.u<.Soulh7~'SI'J'- e.1,,601.7H..,I;' ,lItTl.. .Iong D l:IJrw W Ibc'oll, ho.inll n n1JI.. or 2~IO,OO l\Io!. M ..... 11;"11I"'''( R,l'J.~,l 1'.., 'OIl<! "''''01'11 _ """"11' ""l\lo..r 20.01'ClII", wllh.. ch.ol1l blvorilllll S""lh' 15'42'16" W.,f, . d...,d di"Ill'oc IIr RJ5M Ctoll~ . fllli'l Olllh. SIIulh 1I11...r ....1 SeUciu" ~.; Ih<n.. ,loIn, ~id S.'ul~,IlIlC;N""h ~O'I "()9" Woo" ~fil m rOd In ,.... Pob'l or Ihglnnlnli:. ' Said porod oonl,ini..~ 2i1.45nero.o. \,~"'.'.,' 10", nnd of DI:mipl,ol1 I'rlll''''.I~II',Il~ln J.II'II.ry ll, 2006 --.;. -'- .,-----,-.-;.-- .--.-.,-. HII ."Itrlll"'.' It, . !HHUI f. Ihlid,.".l. IM,H II' UI.UIIJH . e_hlblt A - Pa,. 9 EXHIBIT D (CITY COUNCIL FINDINGS, CONCLUSIONS AND ORDER) DEVELOPMENT AGREEMENT-THE TREE FARM Page 56 of 78 CITY 01' Mp.IUn'AN PLANNINCl U",,^'WMllN"J"STM'F REPoln fOR THE Hli.ARlNO OATl:: Or- MARCH 1, 200(, RSCi. '~IIR[lQ~ :~;rj~Y'lil"Uli.,ow 0 eX/"USIT A PARC'E;L II ZONED R.15 ~i!glll De~C1'iptlon A !loreel of land ~Iwated in lhf;! Southi'a.l Qua""r of SeCUcn Z" Townsnlp ,4 Norlh. lUnge I W~' of Iha BoI.e Meridiao. Ada eo...r\ly. Idaho, bolng ",ore l>llrticulady descr1b9d 'ae 10Dow: Commen~ng ill \h8 SouU:>ee&l COflW of .aid Sel:\iQl\ -2\, thence .Iong Ih.. Soulh 1I/M1 or said Secllol' 21, Nor(h 89'24.23. WEIllt. eGll.:I~ 'HI 10 lhi TrLlli Polnl'ol.8eglnrilng: ' Thon~'c:Onlil1\lInllllk:H1g Isld Soulll "ne. North 119'26'31' Well, '43919 leollo a polnl: l/Ienc9 North,OO'22'50" Eilct. ,869,18 !&IlI \0 a point; lhence 'North 89,,4 \ .32' EHI. 10&,.06 toallo" polnlllf'cur-'al\lr9; lhence slllr!ll:" CII....e I<?lhe. I"fl. "living /J r/Jdlu~..of 600.00 I.t,aln,ro (l.~h."callf '55.00 '''''''and Ihrough II c:enl.." angla' of 17'4&'08", with a chord ,beerihg Nollh 8O'4&~8' t!a.~ "',c:hO,l'(l dl.liIIl1OlI oI1c;4.4.reeUo 8 DCllrll: thence North 71'S$'24' Eall:t. 22ti.33 laat 10 'a pOlnl; Ihence South 16'45'09' EllIe, 115,34 ra"llo a point of curvetul1l' Iha"c:<I along a curvo 10 l/le rtgl\t. ","vlng a radl\ls 01 400.00 loal. M aro length 01 246,40 laet and IlIrough a ciantral a~le ot 3$"09.05'. W11h . long cllOlO, bearing' South 01'49'23' West. a GI\or;l dls\ioi)c" ~r 241..51'lllotlO II po!nl of "aVtilr.oe c:urvet\lf'8; lhfl/1COl eIong a curve 10 Ihe 1M, heYlng a .MilI, 01'1100.00 .,.,1. an' are'k'mgll1 0'228,96 ~ue1 and through. cen\~langle-of '6"23"54', with a chord. bearing Soulh ".'1'59' Weel. " chord d\$la"c:<I, of 2~e.18 fe"l lcln r>Qlnl; theMe Soulh 03'00'02' WOlllI. 3046.62 'e"l le,o pol'll: Thonc:a SOulh 00"34'2'9" W.sl. 37.20 l80110 IhG Polnl of &elllnnlng. Said paIGel containing 9.11 aern. IlIOre or 'an. F..na or De.crtpIlQ" Projact NQ..05f32 December 14, 2006 -_.,-,_._..~.)I....- -~.- ---...-...... ,~, L.1l1l1'fIIUal ~~ . . 111II11I I. "'IIII'I"II,II.Hlt 'I' t;II'~1t1l iH!t . E.hi't>il ^ - l'>Ko 10 EXHIBIT D (CITY COUNCIL FINDINGS, CONCLUSIONS AND ORDER) DEVELOPMENT AGREEMENT-THE TREE FARM Page 57 of 78 .....,-~.,.._.. .--. 'Clrv 0" MeRIDIAN PtANNIN(I.DEPARTMF,NT STAFr REPORT fOK THE flF.ARJNtI DATE'Of MA'RCiJ 2, 2006 ~ ~ ii ~ ~ ii ~ .~ :~ ~~ ". ,;nt; Nt~ ~~ if ?~f ~; ~ ---~~...(., -.. f"'~...-,Ilf""~- .1................ --. .r-~~.' ~o;;r-,- ;~~ ~,' ;i,,; 1"'1 I 'fi~~ I tl~ ".',~\", ,< '/ \1' ',.,.-. I I '", I \",,,-.J - .''',. ~,. - \ . , II! '\, -..-"11."7"""'..., " ~ ' " ''"1 f. / J /1 \ ; I . If--,~' .i ( , \ , I .' /t i, '.-; ii 'w..r ) ~ ~ ~. ~ " / l. i l \ ., ,j~: \ \',.~.,_. ......... ~ I.: \ \. r '~, 1.\ \ r.~hlbli ^ - Ii.,< II \, l\ \ ,{ \ ,l~_ ~ i j; I " I ,~ I 1\ il ;, ~~!.~~, \ f r I , I ,;t..,...J."I!.\ ! /' 1"''Y.-.~\1 { I ! \ .\i'I i \ f!JI I I ~'-.tI \.,,"i,l4 \ j I ' , ! /"".,;"."".. ! ."'1 F' , ~,! ! ....... ,. \, ' '. ..,.. --.-J , fl ,..- ...,,j. ::.. 1 :~h., 1:1, J1 i,~> " ""I'''~ ,~ :.~,'Jln ,lil 1 II/'; . .~ t f i . I,; " I~: ...~ .~' I ',~o' (,\ -r ,. I \ j EXHmIT D (CITY COUNCIL FINDINGS, CONCLUSIONS AND ORDER) DEVELOPMENT AGREEMENT-THE TREE FARM Page 58 of78 CITY 9F r.jIlRlDI...N "LANNING OI:iPM,TMClN"t !n:...FI' ru'!'oltr FOR 'THE.HEMUNG, DATE OF MJ\.RCIJ 2, 2006 B. Requlred'Find'"", from Unified Developmellt Code 1, AnllClxution Findfngs: 11['011 re~omrueild.tion frOIl1 the Conimlssion, the COIIncll sbal/'mllill.,n full ,invcslJglltiun lIDd thall, at Ihe public bearing. review tile .ppllclitioll. 'Ill orljer- to smut an anllcllItfonandlor rezuqe, tIle Councll,ball make the:followinl.l.l'indlll'gs: 1. Tbe m.p atilendl,lcnt compiles with the lippl/cablll provisions of the COmprc!J~"vc plall; The lIpp1ic:arll is PrQposjn~ 10 lone Ihe subject property'to':R.2, R-B, R.15, CoN and C-C. If Ihe.-appUcant provid'cs SOUIC R-B 1.0lung etljaccnlto thc wcst side of WCJ;IWing Estates', CO~lncil llnds lbllllhe proposed ;rouing map amendmenl will cQmply'with \he npplicaliile provisions of the Cornprclicnsivc Plan, Please see COlllprChCI\sive Plan PoJiciClS and Goals, Scction 11', of the Staff Rcport for ~nore iuformalion. 2. The lIIap amcndnl~lIt Cl)IPIIUe~ with the regulations ciutllQ\\d for the propond district, 'I'ceificulylhe purpUIl: statement; No dcvclapmelll: is proJXlScd concurrenl with the ~onh,g m~p !\,richdlllcnL Council fillds that tbereare sevel1lJ USCli 11181' are allowed and condit:ionuHy aJ/ow~ wiihin 'Ihe'requ~slcd zoning disLrir.:IS. If the applicanl ,compIles wirh.tlie proviJirms Qutlincd in the development agree.ncnl, Council, nods' t:liat 'Ule proposed comlnercial arid residential districta will be in' C4rriplillnc,e witll Uie' Ip~ilie, dish:!cl rcgulmions. CQuncil finds Ihal fulure dewlopmcill aClhis property should comply Willi thc cstablished rcglllalionspuu' purpose sl.alcnienls of tho l'C$idenl ial und comnlcl'cial 7.oni::s. 3. "rile map amendment ,Illlllnol' be lUaterlall)' de\rlmclltal t..)',tlle 'Pllblle health, lafety, 8Qd. welfan:; Council linds tllal the proposed zoning amendment will nOI.be delrimi.lntal to llle pulltic health, safely. or welfare, The CommisSion and Council should I'd)' 011 any or:ll or 'Wrilten leslimony thai may Ix: l'rovi4cd when dc'omlining thill finding, '4. The mill' "mcndolent sball,lIornault.in 8ltadveI'Ile impact UpOD the dclivci'y of acrviee. ,by any poUtleill subd/vl~loD ,provld/1I1 pllblie services within the City including, bllr not limited to,nbool d.istrlcts; and, ' Coullcil finds Lhallhc'[lropo,sed'z~)(ting amcndlllenl wilt DOl resul~ in any adVerse, impact "ponlhc lielivory o,f scrviccs'by any political Bultdivi>>i()!l pr<!v,i,ding' services LO litis sile. s. The a!lou.tlco Is In tbe bcwtofiotereit C1ftbe City (1;10c',U-SB--JE); The proposcd 20ning amemlmclI'l will provide zoning districts Ihat alll consislcnl with whatlhe City hus 'onviliilllled for this arCll, In IIccordencc:: with lll~ I1ndinc.s liste(! above. Council finds' lliat Annexatilln and Zoninu of Ulls ~~ iJ1 the be.~t inlc_lllf the City. if the allDlicallt DI'Dvidcs reviscd letial dliscrintions for the R-8 and R-15 zoncs. a1l(1 omen, into A DcvcloDmcnl AlUeemenl. ~ ll\e City. as mentioned in :>cctionlO oflhc Stafl'ReoQrt, t.hlhjll)-,P..~ t EXHIBIT D (CITY COUNCIL FINDINGS, CONCLUSIONS AND ORDER) DEVELOPMENT AGREEMENT-THE TREE FARM Page 59 of 78 CITY 01' MI;Il.IOIAN VLANNINQ DF.PAR1'Mf.liJr ST^"F R"I'OllT FO'1l. THE HEAJUNG DATE'O'" MAR.CH 2, 2006 C. Clllltep,l Pllln ,hlf, . \- , '~." '''''. ,f .( ( ,u (.,:; / : l .,. '~--.:f'--"..;..:....~- .~_:"!_, . " \. :~''''1 I ,'." .: ".., j I ,\ . J' 'I I j I~ .. . h fHlh 111111If! I f It! I oJ [JOOR IIIIi I E.li1bir c., ra~e I EXHIBIT D (CITY COUNCIL FINDINGS, CONCLUSIONS AND ORDER) DEVELOPMENT AGREEMENT-THE TREE FARM Is ~I' '~i il'I~,J ; B Il.:~ "if 11m mil ". Eo< I...~ aZ'" C1J aJ:-' L.~ f-:. <1J" ..c: ~- II . , Page 60 of 78 CITY 01' ME:IUDIAN I'I.ANNING D(;I'ARTMENl' STAFF RE:I'OR1' I'OR TIlE I/!'ARINO ,D",,,, Of MARCil 2. 2006 D. Ad. County ,^~ses,"ol"$ OWlIenblp M)/p N~ I r7''''';l t' /1.:..LJ : , 1':,1:/, fJe'-C : J", " P r...,,~", I ()'~"jf.1.1 I (:,"lli.\K ,lL( -"," " I I ", ,/ , ALDAPE ClWnlll"1ll1lp 1l_,C9r1liRg .... ~;:~;~~,-- .. ~~~" : :..,'\,,;,..,.... '''... I'''' "v///i',....". '," ..,~i;~"'..:(.I~:::!!/i/l (( Iii' TECO'(()I.'" . ) \~, " "<9!>. ,0 <11' TECOj ~ '.,Ii MDC --" /L_,._ "" I MDC "j I, I ~'r~ c t\'):1d<:i:e,J E.hibi, D - P,,~c'l EXIDBIT D (CITY COUNCIL FINDINGS, CONCLUSIONS AND ORDER) DEVELOPMENTAGREEMENT-THETREEFAWM Page 61 of 78 CI.TY Of ~l!R.lI?iAN PLANNING I)EI'ARTMEN-r.S'fAl'p REPORT r.o.it. 'mllllf:ARlNG DAr"'O!"r'IARCtI '2.,'2006 l!;. Updated OWllenblp Map 1 ---., -.- ,... .o. j c ;:: 'j . ~ '" i :r/ :l,r- . ii r 0 ~.t .i;.~ H f '."I t. t: ~ i' I'~ 'ii }' ~ I ;, ~'i:' ~ ,.,--'-_.'-.-t1r'-'~1 5 .,.... Il. j~ -: ..';: ! r I ' I ! ., ': ~ . !, N.,....l ' M '---';:'.I~?i.:7r:~: _.~-.o=''-'---_,..__~.. ! " ~. IiJ .............. I . ~. ; ].:.~,._.. lIl....- .r~\if. ..____.'..____. . :1 I . ~ \ _!._~-.....-......-...~-..__..~"..-~..-~_,_~"... .~ 1 ~., Ii, ':d ~".~-- E.hibje B - Po,., I -. 'l ! , I I . .'j EXHIBIT D (CITY COUNCIL FINDINGS, CONCLUSIONS AND ORDER) DEVELOPMENT AGREEMENT-THE TREE FARM _. Page 62 of 78 EXHIBIT E DEVELOPMENT AGREEMENT-THE TREE FARM ---L. --.....-~-~ Map of Adjacent Property , ',M ...JO .;.. ~ Q) ~z:o Q.IU w m , :c C') ----M Ol n;: ,() ~" ,~: ",,' ..- 0.. 0 , ;:"0 "~ ,,~'-., 8:. ".M, , ~t, , i'::'" l , r-r-:' I I i i ._.~' ! ! I I !- " '.- .oJ z+ EXHIBIT E (MAP OF ADJACENT PROPERTY) DEVELOPMENT AGREEMENT-THE TREE FARM '~il I '. i ~ Ii h If 11 h.l~ 11 I Jfil . fJf! :Iii; lid, flit:u. ~,1gll!f1Z · thl.j.u: ' , J:11Ijl,fif !lll~f JS Il.f" l f ' U-J:!ht. .: E:t: : ' 'J ~ii ca.'! LLI CD' , . :CD L. ~ CD .c f- ".' , , Page 63 of 78 EXHIBIT F DEVELOPMENT AGREEMENT-THE TREE FARM Addendum. to Development Agreement EXHffiIT F (ADDENDUM TO DEVELOPMENT AGREEMENT) DEVELOPMENT AGREEMENT-THE TREE FARM Page 64 of 78 ADDENDUM TO DEVELOPMENT AGREEMENT Agreement and Commitment Regarding Access for Teeo One Property and Property North of the Phyllis Canal This Agreement and Commitment Regarding Access is being made by Treehaven, LLC ("Treehaven") to the City of Meridian (the "City"). This Agreement shall be effective upon the final approval of Treehaven's pending zoning and armexation application (AZ-06p004). This Agreement and Commitment shall be made a part of the Development Agreement entered into between the City and Treehaven. Backl!found Infonnation Treehaven is the purchaser of the land (the "Treehaven Property") generally illustrated on Exhibit A and more specifically illustrated on Exhibit B. The Treehaven Property currently includes Parcels 1,2, 3,4 and 5 (collectively "Parcels 1-5") illustrated on Exhibit C which Treehaven has recently acquired from MDC, LLC and other affiliated entities. Treehaven was not the purchaser of Parcels 1-5 at the time that Treehaven filed its application (AZ 06 004) to the City of Meridian for annexation and zoning. The practical and functional northern development boundary of the Treehaven Property is the common boundary between the Teco One Property and the Treehaven Property as shown on Exhibit B. Properties that adjoin or are neighboring to the Treehaven Property include the "Teco One Property" and the "North of Phyllis Property". These properties are generally illustrated on Exhibit A and are more specifically illustrated on Exhibit D. The owners of the Teco One Property and the North of Phyllis Property shall be collectively referred to as the ''Neighborinl! Owners". One of the owners of the North of Phyllis Property is Elias and Margaret Aldape ("Aldane") and the "Aldane Property" is one of the North of Phyllis Property. The Teco One Property and the Aldape Property currently have very limited access and specifically do not cUITently have any access to Chinden Boulevard except: 1. The Aldape Property has limited access via a "certain wagon road 25 feet wide", commonly referred to as "Basco Lane". Basco Lane is shown on Exhibit B; 2. The Teco One Property has access over Basco Lane for historical use, which has been one single family home and agricultural uses. Basco Lane has inadequate access for the future development and improvement of the Teco One Property and the Aldape Property. Treehaven has made application to the City of Meridian requesting the annexation and EXHIBIT F (ADDENDUM TO DEVEWPMENT AGREEMENT) DEVELOPMENT AGREEMENT-THE TREE FARM Page 65 of 78 zoning of the Treehaven Property. The proposed project is referred to as "The Tree Farm". In connection with The Tree Farm application, Treehaven has prepared and submitted a conceptual land use plan attached as Exhibit E (the "Concept Plan"). The Concept Plan anticipates that the needed future access for the Teco One Property and the North of Phyllis Property shall be provided via Tree Fann Blvd and Jayker Way. (See Concept Plan.) The "North Meridian Auto Circulation Map", which is a part of the City of Meridian Comprehensive Plan, also anticipates a "Collector Road" in the vicinity of Basco Lane. The Circulation Map is attached hereto as Exhibit F. The exact location for the extension of Basco Lane north from Jayker Way (the "Basco Lane Extension") has not been determined at this time and cannot be determined until the development plans for the Teeo One Property and the North of Phyllis Property have been determined. In particular, the intensity of development on the North of Phyllis Property will have a significant impact on the design and location of the Basco Lane Extension. Treehaven has reviewed with the Ada County Highway District two possible alternatives for the Basco Lane Extension, which is illustrated on Exhibit G. Exhibit G I depicts the current location of Basco Lane. Exhibit 02 illustrates a possible Basco Lane Extension that follows, as close as possible, the existing location and historic route of Basco Lane (the IiHistoric Route") and Exhibit 03 illustrates a route preferred by the Ada County Highway District (the "ACHD Preferred Route"). At the time Treehaven purchased the Treehaven Ada County Highway District and at the time of the Planning and Zoning Commission hearing on Treehaven' s application, the Treehaven Property was encumbered by that certain Agreement to Restrict Easement, dated effective April 5,2001, recorded in the official records of Ada County, Idaho on April 5, 2002 as Instrument No. 102040733 C"Anderson/Thomas AlUeement"). The Anderson/Thomas Agreement was recorded against the Treehaven Property by a fonner owner and contractually limits access over Basco Lane for use by properties north of the Phyllis Canal and legally limits Treehaven from constructing any road on the Treehaven Property that would allow for development of the Teco One Property or the North of Phyllis Property. Treehaven and its affiliated entities have obtained the release and termination of the AndersonlThomas Agreement, a copy of which is attached hereto as Exhibit H (the "Tennination Ae:reement"). The purpose of this Agreement and Commitment is to set forth Treehaven's commitments to accommodate future access to the Teeo One Property and the North of Phyllis Property . AGREEMENT AND COMMITMENTS I. Parcel 4 Title Cloud. Treehaven has recently acquired Parcels 1-5 from MDC, LLC or affiliated entities. However, because of some confusion created by a series of deeds recorded in 1912, the current legal ownership of the gulch (a portion of Parcel 4) is not clear and consequently there may be a cloud on Treehaven's free and clear title to a portion of Parcel 4. Treehaven agrees to undertake such reasonable steps as are needed to obtain clear title and to cause a title company to insure free and clear title to Parcel 4. The City agrees to cooperate and assist Treehaven in these efforts to obtain clear title. EXHIBIT F (ADDENDUM TO DEVELOPMENT AGREEMENT) DEVELOPMENT AGREEMENT-THE TREE FARM Page 66 of 78 2. Basco Lane Riehl ofWav. Treehaven shall make available, without the payment of any consideration to Treehaven, Parcels 3 and 4 for road right of way purposes. Under any circumstances, Parcels 3 and 4 are not adequate in size, location or configuration to provide the needed land for the Basco Lane Extension. In the event that the City, the Ada County Highway District ("ACHD"), and the Neighboring Owners determine that the ACHD Preferred Route (or some variation) is the best alternative for the Basco Lane Extension, then Treehaven agrees that Parcels 3 and 4 shall be made available to Teco One, without consideration to Treehaven, to replace property dedicated by Teco One for the ACHD Preferred Route (or some variation). 3. Tree Farm Blvd and Javker Way Construction and Replacement Access. Treehaven agrees that in connection with the development and construction of improvements in either Phase 1 or Phase 2 of the Tree Fann project, Treehaven shall construct, at Treehaven's cost and expense, Tree Farm Blvd and Jayker Way including the "Stub for Basco Lane Extension", all as shown on the Concept Plan. Treehaven shall dedicate Tree Fann Blvd and Jayker Way as public streets and rights of way. The Stub for Basco Lane Extension shall be in such exact location as the City of Meridian and ACHD, in consultation with the Neighboring Owners, agree. The exact location of the stub shall be located someplace along the common boundary of the Teco One and Treehaven Properties within one hundred (100) feet either east or west of the existing Basco Lane. Once the new public streets have been completed and dedicated by Treehaven, the existing 25 foot wide Basco Lane shall be abandoned from Chinden to the common boundary between the Treehaven and Teco One Properties as shown on Exhibit B. 4. Termination of AndersonIThomas At!I'eement. Treehaven agrees to obtain and record the Tennination Agreement upon the recordation of the first final plat of The Tree Fann. 5. Qther Reasonable Steps. Treehaven agrees to otherwise cooperate and assist the City, ACHD and\or the Neighboring Owners to insure that appropriate access is provided to the T eco One Property and the North of Phyllis Property as contemplated herein. EXHIBITS TO ADDENDUM Exhibit A - Vicinity Map Exhibit B - Treehaven Property Map Exhibit C - Parcels 1-5 Exhibit D - Teco One PropertylNorth of Phyllis Property Map Exhibit E - Concept Plan Exhibit F - Circulation Map Exhibit G - Basco Lane Alternatives G 1 - Current Location G2 - Historic Route 03 - ACHD Preferred Route Exhibit H - Tennination Agreement EXHIBIT F (ADDENDUM TO DEVELOPMENT AGREEMENT) DEVELOPMENT AGREEMENT-THE TREE FARM Page 67 of 78 ~.~ ~i ~ i .~. . ~: ~, E1{bibit A- :E)UUBlT V lADll~\'n)\lM 10 D~"~t.OPydEl<f ,\.G..uMf.1<f) DE"\'f.LOl'MJ!l'lT ,\.GR"E:E)'Ill.NT - TlD\'. 'fR'E:E V p.IUoi page 68 of is 1lI'U:IW..w- .n::=:1U. .alI ,~, lllU. .11 ...,__...____~_____._......_.~_.......". ~~....."...._.__ ...............~ 4a ,. ' E;dtj.b~tB. EXHIBIT F (ADDENDUM TO DEVELOPMENT AGREEMENT) DEVELOPMENT AGREEMENT-THE TREE FARM - iJ~ Page 69 of 78 i ;! ~ I z<: --.....,- - --'.'l Ii sj ~"- $ ~, : ,j:; ~JJ, J ~J . . . Ei ~'1' & 3 J' ,~ ~J ,~ I EXHIBIT F (ADDENDUM TO DEVELOPMENT AGREEMENT) DEVELOPMENT AGREEMENT-THE TREE FARM ,It> 1! ,~ u. .g 'a .8 ':::1':', "'ti" !; }, . t Exhibit C ! r 1 i I I I' .' 'I 'I ,I i Page 70 of 78 1..., :Ell !~ ,BB ... ~sJi .Hi I,~ iii_'ll , B~~ tll~ i-""'d' I ~jJf " \ ri "HJ-!', ! I J. I I ~ . ' .; '! 11 g ., ':: :. H '" J If' ,.{J " 'I, 1 h',(' , . c, 'I I, " , ,II, nit:, : ,i., , r; n'f',IA1l ' , fi'f~'" ',:i ' 'j1d,t1Ilf ' , ,J11IjIJ, f l~J ~I'I . "!!fS~1 U ,:.!J, I. ~,;",!. . , .-.1, I . / '. , . ~. \ :', .,' ':::'111,'0. ! ! ' '-' " ' ., ~' If' hI a:: w > '- ~. :0 ! ,I- i zJ W t,: ~ ,- :I: U '.1 Exblbit D EXHIBIT F (ADDENDUM TO DEVELOPMENT AGREEMENT) DEVELOPMENT AGREEMENT-THE TREE FARM Page 71 of78 .",.,,~-.-. ....\ "....,.... " H~ 1-" Ih! i:.~! ~~l!,5 I ~iH i ~~ .0;- ~ l~~H $ ,,' ~ ~h lId~8';ll. ~';~"':a~'g", "-.! ~ 'li. ~ "''6~ "~j~ o""'"io.",~ h'ij~~6,.~ t~h .l ~ ~ 8~ylihh ~nh~u d ~~ ,,11 ..,. :1.. \. ',:\ , \'\ , ~, ,-~ i ., ,,'. "'". '\ '!i .~~l'" , \', : " !) ... ~ d ~,. ~- :: I' i ~ ~~l ~: ': sr, Ai '2 .', i ~ ~ i5 ,I (.. -j :~- . ___I "1;.'I.,.l .. i _l ""j " ~nr ~'" ", '." . ~~ZU];::;;;,i ri j j:., jD,O 0 D D[J~ Si j r . ~ E< J....... ~"" u... OJ... ~ 1-'" OJ;>: ..c L- .~ r- ;., ii f ~ -~ z '-' III :s :E " ~ 00 ... "i5 '" ..... 1 ~i i~ ~tl <tl!: j~ ~~ folZ Q~ o~ ..~ ~(,.'l ~< ~~ ~:E "'"" t:g ~E 1iI:ll:l a. ro ~ c: o '- ......, CO - :J o ~ u o ........ :J <( c: CtS .- ''''C 'i: Q) ~ .J:: ~ o Z <C 0:; > ~ ::J -9 1:1.. ..- :, , . I .. I .r....~,. o o ~ . . . o. o . , . . . . . \--- ~ I . . o . . .1 llll!OIWiIDO~ . '. - '. . o' f . \0 ,r' --l ,0 ,~ 0, o .. :.... III "c:I~".' . ~L,.._... EXHIBIT F (ADDENDUM TO DEVELOPMENT AGREEMENT) DEVELOPMENT AGREEMENT-THE TREE FARM e- j ~'l ~ ]'~' ! l.~ ~ iu ~ i "J i i K .:i ~ .'t .-. , , ~.~ II: 3! o II: ~ ~ ~ I' E ~ ~ ~ ~. ~ ~ ~ ~1E' 5' " .:l I I l i II: II: 1,"1..1 tla>l;S ,I ~i ~ '" III ,t'I, I J ,I .; :i .lh:" 0' ,[q .;; <> ;>:~l", ~ is. , ,i,.:"~' .' ",,~, l ...;: ~ .:-: ~: I', . '\::; ,; .::s " ':~> o Exhibit F Page 73 of 78 ,Exhibit,Gl EXHIBIT F (ADDENDUM TO DEVELOPMENT AGREEMENT) DEVELOPMENT AGREEMENT-THE TREE FARM Page 74 of 78 ----------. . ]~ II jY' .1 ~. d 11 Ii :i:!, &11 ill ..~. ..' ". . . s:r I: ., I I: '~'" , ~.' ::s '.~' . Exhibit 62 EXHIBIT F (ADDENDUM TO DEVELOPMENT AGREEMENT) DEVELOPMENT AGREEMENT-THE TREE FARM Page 75 of78 ----=-- Fl5~", -.., .,?:;;'~?ii':,\ . . (Ii tIU/"f.'J-/"il I::: Anderson Survey Group.com ;;\r~~:'> EXHIBIT A ANNEXATION PARCEL FORMER RABEHL TRACT A parcel of land situated in the Southeast Quarter of Section 21, Township 4 North, Range 1 West of the Boise Meridian, Ada County, Idaho, being more particularly described as follow: Commencing in the Southeast corner of Section 21, said point being marked by an aluminum cap, thence along the Easterly line of the Southeast Quarter of said Section 21, , North 00016'30" Ea~t a distance of 914.93 feet to the True Point of Beginning; thence; leaving said Easterly line, North 44"20'00" West a distance of 137.71 feet; thence North 58026'30" West a distance of 138.52 feet; thence North 83003'00" West a distance of 187.58 feet; thence South 81"20'00" West a distance of 156.89 feet; thence North 00033'30" East a distance of 245.48 feet;. thence North 79"31 '00" East a distance of 103.70 feet; thence North 6r23'00" East a distance of 104.89 feet, thence North 86"36'00" East a distance of 357.39 feet (formerly North 86"32'30" East a distance of 357.98 feet) to a point on said Easterly line; thence South 00016'30" West a distance of 495.93 feet to the Point of Beginning. Annexation Parcel contains 4.08 acres, more or less. End of Description Project No. 05-132 September 27, 2006 RE,,\~~O"AI. 6Y~ QCl 0 2 2000 MW~~~~ b~~~~c ~.,IlilIlilit...-rm:,,_'..;.~""B.Ea.: s., 357 E. Watertawer Ln.. . Suite F. Meridian. 10 83642 P.208.888.7345 . !:'. :;!H! i;.<ii!iF': ;: ~m o2:! :::02 ~~ 0"0 me "Om :-Ir ('5 o n .....,.. ~: .C= I'-...) ~ C:> c:> ~ tJ00"22'SO".f _ 2039,08' _ ~ i---- I 1 I I I I , I I I I I I I I I I I r-- -- I ---- C) ~ ::::: CJ S2 OJ l- t; ~ ~~> .,;;:.- _1iF" 'llI" C! - 2: ... ~ tD m I I I ~~ ~r~ - - BLA CK~Og]~~~li:OA [; - ~ -- I I I ~]I --.I " g ::i ,..,,1 ~I ;-.. "i,/ f i IF !S'~ g .s~.. ~ Vl f:~.i ~ e '1'es-Ei ~ <.l;"::l 7i '" ~~i~. Wfi? ... 3. ~ :r: I -- G) :t 'f ~ I -< I\,) C) ~ R> ~~~ I\,) .;tI>-- _1;0- 0) p. '----' 8 8 Q ~ ~ 8.~ ~ ""d So!;;! ::r: ~~ ...... ~ n 0 (I) il; 8 n ~ t':J f;;E;; .-- .-- .-- .-- C~ s~ " '" "'... 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