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R.TRANSMITTALS TO AGENCIES FOR COMMENTS ON
AHO EVELOPMENT PROJECTS WITH THE CITY OF MERIDIAN
o insure that your comments and recommendations will be considered by
MAYOR
Tammy de r
CITY CIL MEMBERS
Keith Bird
Joseph W. Borton
Charles M. Rountree
David Zaremba
,.�a
CiTYDEPARTMENTS
CitiAttorney/HR
703 Main Street
898-5506 itsAttorney)
898-5503 (HR)
Fax 723
Fire
540 E. Franklin
1 / fax 895-0390
Parks rtl
11 W. Bower Street
357 /fay 5501
Planning
660 E. Watertower Lane
Site 202
5533 / fax 4
Police
1 E. Watertower Lane
7 / fax 7366
Public r
660 E. Watertower Lane
Suite 200
898-5500 / fax 551
Building
660 E. Watertower Dane
Suite 1,
2211 / fax 1297
Wastewater
1 N. Ten Mile
1. / fax 884-0744
Water
2235 N.W. 8th Street
888-5242 / fax 884-1159
the Meridian Pianning and Zoning Commission please submit your
comments and recommendations to Meridian City Hall
Attn: Will Berg, City Clerk, by: October 11, 2007
Transmittal Date: August 28, 2007
Hearing Date: October 18, 2007
File No.: RZ 07-014, PP 47-413, CUP 07-417
Request: Public Hemring - Rtzone of 30.08 scr from R-8 to C -N (13.99 efcres) & TN -C (16.49:acres)
zones; Preliminary Plait for 878 lo - conating of03);ingle-family rgsic1gtiil bldg lots; 1 reident'rl
bldg lot cormisting of 32 atpartment unitg; 8 reVidentlidl bldg lois con0ting of 61 future condo units;
4 mixod usm lots coresUting of commercial retail on th% 7t:t floor w/ 12 residentifil lofty on the 2nd
floor; 9 commercial bldg lots, 1 School bldg lot, 1 civiclsociAl hal lot, 46 common lots & 8 other lots
on 777.46 c�s�in C -N, TN -C, TN -R & R-8 zone ",% And % Conditional LIM,Parmit aipprovhl to convert the
existing Caveh home into d civiclaoc!M hull in do R-8 zong for G&Maugh
By: Kastera Development, LLC
Location of Property or Project: SEC of S. Meridian Road and
E. Victory Road
Steve Siddoway (no FP)
David Moe (no FP)
Wendy Newton-Huckabay (No FP)
Michael Rohm (No FP)
Tom O'Brien (No FP)
Tammy de Weerd, Mayor
Charlie Rountree, CIC
Joe Borton, CIC
Keith Bird, CIC
David Zarem ba CIC
Water Department
Sewer Department
Sanitary Services(No VAR, VAC, FP)
Building Department / Rich Greene
Fire Department
Police Department
City Attorney
City Engineer
City Planner
Parks Department
Economic Dev. (CUP only)
Your Concise Remarks:
Meridian School District (No FP)
Meridian Post Office(FP/PP only)
Ada County Highway District
Ada County Development Services
Central District Health
Nampa Meridian Irrig. District
Settlers Irrig. District
Idaho Power Co. (FP,PP,CUP)
e R Qwest (FP/PP only)
Intermountain Gas (FP/PP only)
Bureau of Reclamation (FP/PP only)
Idaho Transportat on Dept. (No FP)
Ada County Ass. Land Records
Downtown Projects:
Meridian Development Corp.
Historical Preservation Comm.
South of RR / SW Meridian:
NW Pipeline -
New York Irrigation District
Boise -Kung Irrigation District
CITY HALL 33 EAST IDAHo AVENUE MERIDIAN, IDAHo 83642 (208) 888-4433
CITY CLERK SFAX 888-4218 FINANCE& UTILITY IL=LINFAX 887-4813 W I FAX , , 11
Printed on recycled paper
AU 1 6 2f 2&7
File No.: RZ-07-014 City Of Iffln"thanCit� Clerk Office
Project Name: Cavanaugh
Request: Rezone of 30.08 acres from R-8 to C -N (13.59 acres) & TN -C (16.49 acres)
zones, by Kastera Development LLC.
Location: 465 E. Victory Road, southeast corner of S. Meridian Road and E. Victory Road,
in Section 30, T.3N., R.1 E.
File No.: PP -07-015
Request: Prel- - Plat for 518 lots (consisting of 443 single-family residential building
lots; 1 residential building lot consisting of 32 apartment units; 8 residential
building lots consisting of 61 future condo units; 4 mixed use lots consisting of
commercial retail on the first floor with 12 residential lofts on the second floor; 9
commercial building lots, 1 school building lot, 1 civic/social hall lot, 46 common
lots, and 5 other lots on 177.43 acrep in C -N, TN -C, TN -R, & R-8 zones.
File No.: CUP -07-017
Request: Request for CUP approval to convert the existing Caven home into a civic/sarial
hall, in an R-8 zone.
File No.: MI -07-011
Request: Development Agreement modification to address the new neighborhond center
plan and conversion of the existing Caven home into acivic/sial ha11.
DEVELOPMENTS"
August 9, 2007
Honorable Mayor Tammy de Weerd and Meridian City Council Members
City of Meridian
33 East Idaho Avenue
Meridian, Idaho 83642-2300
RE: Modifications to the Tanana Valley property to allow Smart Growth
Traditional Neighbotbood Center redevelopment.
Dear Mayor Tammy de Weerd and Meridian City Council Members:
Kastera Development has purchased the Tanana Valley Subdivision from Farwest
Development Company. This subdivision is located on the southeast corner of Victory
Road and Meridian Road and is approximately 177 acres in size. There is an existing
home on this property which is identified as Lot 1 Block 9 on the old preliminary plat.
We have renamed this project '"Cavanaugh"and we will be upgrading and improving
this project to Kastera standards which are well beyond your expectations for this
r� property.
In accordance with Meridian's Unified Development Code and several positive meetings
we have had with your Planning Department staff, we are submitting five applications
to implement smart growth development on this property. Enclosed with this letter are
applications for modifications to the Preliminary Plat; a Conditional Use Permit; Rezone;
a, - _ 'and Modifications to the Development Agreement.
Our modified development plans will achieve your desire for a high quality Traditional
Neighborhood Center and workforce housing south of I-84. We will be increasing the
number and size of parks and open space; plus converting the existing home on the
property to a Civic Center/Social Mall. Overall our redevelopment plans will increase
affordable workforce housing, provide walkable retail services, and reduce traffic in
Meridian. Plus our redevelopment plan generates significantly more taxable revenues
for the City of Meridian. Cavanaugh will be positive smart growth redevelopment.
Please proceed to process our applications concurrently.
Respectfully,
W
Wayne S. Forrey, AICP
Authorized Agent for Kastera, LLC
15711 Highway 55 * Boise, ID 83714 • Ph: 208-939.5263,o Fax: 208.939.81 70
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IDAHO
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Planning Department
COMMIS SIGN & COUNCIL REVIEW APPLICATION
Type of Review 11equefted (check a th&.t $ipply)
❑Annexation and Zoning
D Comprehensive Plan Map Amendment
❑ Comprehensive Plan Text Ameadment
[q Conditional Use Permit
❑ Conditional Use Permit Modification
❑ Design Review
❑ Final Plat
❑ Final Plat Modification
❑ Planned Unit Development
[q Preliminary Plat
❑ Private Street
Rezone
❑ Time Extension (Commission or Council)
❑UDC Text Amendment
4iModification to Development Agreement)
lanned Sign Program
Inf,
❑ Other
A licant name: Kastera. Develo men LLC.
PP � Oro . n ,
Applicant address: 15711 State Hi wa 55 Boise Idaho
Phone: 208-93 9-5263
Zip: 83714
Applicant's interest in property: NOwn ❑Rent ❑Optioned NOther Community Developer
Owner name: DBSI Tarmia Valley LLC .._ Phoise: 208-939-5263
Owner address: 15711 State Highway 55, Boise, Idaho N Zip: 83714
Agent name (e.g., architect, engineer, developer, representative): Wa a S. EMM AICP
Firm name: Kastera Development LLC - _ - _ ..- Phone: 248-93 9-5263
Address: 15711 State Highway 55, Boise. Idaho Zip: 83714
Primary contact is: N Applicant N Owner El Agent ❑ (ether
Contact name: Wayne S. Farrey .-- .---- Phone: 208-939-5263
E-mail: MLaMe-&gqy@lcastera.com _ . W Fax: 208-939-8170
Subject Property Information
Location/sheat address: SE comer of Victory and Meridian Rds,465 Fast Victory Road Meridian, Idaho 83642
Assessor's parcel number(s) : S 1.13 0212450, S1130121110, S1130233725, and_ S 113023 4403
Township, range, section: Section 30, T3N R1E Total acreage: 177.432 Assessor Records
Current laid us#: Residential/A. cultural Current zoning district: R-8, TN- C -N
660 E. Watertower Lane, Suite 202 . Mericjan, Idaho 83642
Phone: (208) 884-5533 o Facsimile: (208) 888-6854 . Website: www.meridiancity.org
1
Project Description
Project/subdivision name: Residential = "Ca u "Neighborhood Center = "The Boardwalk at Cavanau "
General 4escription of proposed. project/request: Redevelo Ment of the previously alDlDroved Tanana Vallev pmect
into a neighlberhood based smart uowth Dlanned communi .
Proposed zoning district(s): __-N, TN R, N -C, TR-8
Acres of each zone proposed: C -N =13.6 acres. TN -C = 16.5 acres, _ TNR = 10.4 acres, R-8 = 13 7.4 _ acres. _
Type of use proposed (check all that apply) :
® Residential ® Commercial ®ice ❑ Industrial ® Other Education. Public/ i -Public Recreation.
Amenities provided with this development (if applicable) : Clubhouse Parks water Features Plazas Smimmw
Pool, Pathways. Sgprt Courts. Art aud Sgdpftres, Youth Play Structures, Civic Center/Social ML Transit Center.
Who. will own & maintain the pressurized irrigation system in this development? NamM Meridian Irrigation District
Which irrigation district does this property lie within? Nampa Meridian Irrigation District
Primary irrigation source: Ridenbau h Canal _ „ Secondary: Exisft Irrigation Well
Square f000tage of landscaped areas to be irrigated (if primary Ar, secmdoy point of correction iB city watw): 335.0W SF +-
Residential Project Summary (if applicable)
Number of residential wets: 548. Number of building lots: 5_61Nulnber of common and/or other lots: 35
Proposed number of dwelling units: 1 Bedroom: lo. 2 or more Bedrooms: 538
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Minimum square footage of structure(s) (excl. garage) : 9W SF Proposed building height: 3 5' to 45'
CMW LmqW property size, (s.l): 3,208 Detach 900 Attached Average property size (s.f.): 7000(+-)
L i J
Cross aensity (macretotai kw): 3.08. Net density (DUB-eJudin1FroWx & treys): 4.76. Percentage of open space
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provi ; 17.7% image of open space: 34.48Ac. Percentage of useable own space: 17.7%. Type of open space
provided in acres: Parks, pathways, lapdscaN areas, recreation facilities, active open space = _31.48Ac.
Type of dwelling(s) proposed: ® Single-family ® Town homes ® Duplexes [q'Multi-family ® Workforce
Non-residential Project Summery (if applicable)
Number of building 101r,11
Other lots: 16 - for a total. of 29
Gross floor area proposed: '400,000 Existing (if applicable): 13,000 sf Custom Home
Hours of operation (days and hours): 7 davs Mr wee24 hours Building height: 45' um
Percentage of site/project devoted to the following:
Landscaping: 15.2% W6ac) Building: 21.3% (6.4ac] Paving: _ 63.5%_1[ 9. tac) .
Total number of employees: 830 Maximum number of employees at any one time: +5%%872
Number and ages of studentskhildren: Estimated_ 100, ages 12„to 18. Seating capacity: Unknown at this time
Total numbgr of parking spaces provided: 958 Number of compact spaces provided: none at this time
w
Authorization
Print applicant name: Wa a S. Forr AICP
Applicant signature: Date: A4gust 9 2007
660 E. Watertower Lane, Suite 202 • Meridian, Idaho 83642
Phone: (248} 884.5533 • Facsimile: (208} 888-6854 ■ Website: www meridiancity.org
2 (Rev 9121106)
Cavanaugh Redevelopment Applications
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By Kastera LLC
Conditional Use Permit Narrative -- Page 1 of S
In early 2007, Kastera LLC purchased the Tanana Valley subdivision from Farwest LLC. Part
of the total land acquisition included the custom home owned by Jerry and Muriel Caven.
Farwest had considered demolishirig the home and replacing it with standard subdivision lots.
This was unacceptable to Kastera.
As soon as Kastera LLC closed on the property, we began new master planru* to achieve a
s
more traditional neighborhood with a mix of housing types and c6sts, plus neighborhood
services. we also knew that we should preserve the 13,000 square foot Caven home and
redevelop the site as a community center and unique public gathering place.
During several internal workshops with Meridian's planning and development staff, we all
agreed that the best way to preserve the Caven home for neighborhood and public use would be
to apply for a Conditional Use Permit to allow a "Civic/Social" Hall type land use Meridian
Unified Development Code Table 11-2A-2). Therefore, in the spirit of preservation and
adaptive reuse of a truly remarkable structure, Kastera LLC hereby submits an application for a
Conditional Use Permit to convert the Caven home into a unique neighborhood community
center as a Civic/Social Hall.
LL Kastera proposes to preserve the Caven home and convert it into a gathering place for
neighborhood and community events. The Civic/Social Hall will be available for public and
private neighborhood gatherings, meetings, weddings, relaxation, spa, banquets, parties, picnics,
seminars, and recreation. It will have a commercial grade kitchen providing food services for
these and other various gatherings. Because of the size of the Social/Civic hall, Kastera
envisions that multiple functions can occur during the same time. Areas within the facility can
be used by Cavanaugh residents while public events are also held.
Some of the key elements of the Cavanaugh Civis,/Social Hall include:
■ owned and managed by Kastera LLC or one of its affiliated business partners, and/or the
Cavanaugh Homeowners Association.
■ Food and beverage service licensed by the City of Meridian.
■ Building code upgrades as necessary for public gatherings.
■ Full compliance with Meridian development and building codes for public gatherings.
■ Facilities to include library, commercial kitchen, banquet rooms), recreation rooms,
computer rooms, meeting rooms, swimming pool, tennis court, spa, barbecue and picnic
facilities, patios and decks, large lawn areas, restrooms, storage rooms and garage.
■ Anticipated capacity for outdoor events is estimated to be 300 people.
■ Anticipated capacity for indoor events is estimated to be 100 people.
f ., Conditional Use Permit Narrative --- Page Z of 8
■ Sufficient parking for facility needs as required by the City of `Meridian.
■ Residents of Cavanaugh will have primary use and priority reservation of the
Civic/Social Hall subsidized by Homeowner Association dues.
■ For-profit and not-for-profit business use within the facility in tandem with neighborhood
use.
A look Inff de the Caven Home (Cavanaugh Social/Civic Hall)
Jerry Caven, a successful entrepreneur, began his career as a teacher in Boise, Idaho where he
lived most of his life. In 1965, Jerry started his first McDonald's franchise which has led to a
variety of restaurant chains throughout the region. In his youth, he set a conscious asset .Wal
that he would someday own "a home with a fireplace."
Jerry and his wife Muriel decided to build a home in Meridian where they could raise their five
children. They wanted the very best architecture available at the time. They selected Darrel
McMillan of Sun Valley, Idaho. The home took 5 years to build. Construction started in 1978,
and the Caven family moved into their new home in 1983.
Over the years, Jerry has operated several businesses in Boise, one of which was a small
construction company which meant that Jerry was the construction superintendent on his own
home. The home incorporates over 450 tons of hand cut stone from Steen Mountain near Sun
Valley, Idaho. The stone was rail shipped from Blaine County to Meridian. The home features
an extensive use of select grade oak. At that time the very best source of oak in the United
States was located in Floyds Knob, Indiana. Twenty-five railroad flat cars of rough oak were
shipped from Indiana to Boise where it was graded and milled specifically for this home. There
is a large amount of I-beam steel in the home design. A massive fireplace on the second level
features hand stacked stone with a single rock in the center that weighs over two tons. This
stone was hand selected and hand positioned by the Caven family. The fireplace is suspended in
a hanging design using steel supports twice the size of railroad ties, because Jerry never wanted
to see a crack in any masonry joint. The quality of construction throughout the home is
immaculate.
Conditional Use Permit NarrAtive — Page 3 of S
The home has been visited by architects from all over the world to appreciate its unique design
and construction. The home is considered to be among the very best example of quality
construction and design in the United States. The home incorporates a modern desire true to the
1970 period, and is a fantastic example of organic architecture. It draws from an obvious
influence from theINvork the great American architect, Frank Lloyd Wright.
The home will be used as an anchor for the design of Cavanah. The home exudes many
designtes that w4l 17�e ehc000igedto Be r!'peatE4 in thePures at CavanatRlP.
CL The following pages include a fisting of twenty one (21 ) unique design features at the Caven
home that will be used as a reference throughout the Cavanaugh Architectural Guidelines.
1. The play of light/shade using cantilevers, overhangs, balconies, and pergolas.
Consider the imagery cast by shadows.
2. Basic geometric masses horizontal in perspective or features that are horizontal in
aspect.
3. A variety of texture in massive planes.
4. Low pitched roofs with large ovei hangs and intersecting roof planes.
W --
Conditional
Permit Narrative
5. Repeating patterns in beam work and materials.
5. Integration of interior and exterior spaces through the use of: skylights, captured
views, atriums, exterior materials visually continuipS to interior spaces, transparent
walls to patio areas, expansive glass.
7. Architecture designed around specific captured views.
8. Transom windows at the ceiling line bringing in ;generous amounts of natural light.
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caw
11
Conditional Use Permit Narrative -- %ge 5 of S
9. Shadow walls designed to screen windows, and windows recessed into the building
envelope. The majority of the windows are facing north to maximize energy
efficiency.
10. Mature landscaping strategically placed to provide shade, privacy, and beauty.
11. Porte idcheres.
12. Exterior s&&s that blend with the site and surrounding architecture.
13. Joints that appear disconnected by a gap that casts shadow (floating ceilings).
14. Mas siv a structural cbmp onents .
15. Stone walls at the Caven home use Trail Creek stone. The natdral stone is used as a
structural component applied with minimal or no grout lines. In Cavanaugh, stone
must have a structural appearance and not a veneer look. Stone is not permitted to
terminate at an outer corner, but must wrap around and continue to a point of
intersection at an inside corner.
01. Conditional Use Permit Narrative -- Page 6 of 8
16. Materials are true to their nature. Exposed timbers are weathered and stained to
enhance the natural tones of the wood. Stone appears structural.
17. Exposed aggregate concrete provides a variety of texture.
18. A modern mix of colors; finished industrial products may use bright colors in contrast
to natural materials in subtle earth tones.
19. Exposed redwood timber in a smooth finish.
20. Smooth finished stucco.
21. Copper edging, caps and accents.
Jerry Caven has been an exceptional figure in our community. He has operated his businesses
with honesty and integrity. Jerry and Muriel have been generous in their contributions to the
community and have offered time and resources to ministry work locally and internationally.
5' The Caven family was very pleased to learn that Kastera is preserving their home by converting
it into a one -of -a --kind Commupity Center and CivioiSocial Hall. It will stand as a tribute to
their family and Kastera' s commitment to preservation and sustainable redevelopment.
A look Inside Or�nic Architecture (Cavanaugh Design Theme)
tm�
The term "organic Architecture' was invented by the great American architect, Frank Lloyd
Wright. He is considered, by many, the true father of organic design.
"So here I staff before you preaching organic architecture: declaring organic architecture to be the
modem ideal and the teaching so much needed if we are to see the whole of life, and to now serve
the whole of life, holding no `traditions' essential to the great TRADMON. Nor cherishing any
preconceived form fixing upon us either past, present or future, bu nstead— exalting the simple
laws of common sense --or of super -sense if you prefer --determining form by way of the nature
of materials..."- Fxlnk Lloyd Wright, An Organic Architecture,1939
The principles of organic architecture will be implemented at Cavanaugh. Organic architecture,
difficult to specify in exact features, is expressed better in emotion. It is recommended that
architects involved at Cavanaugh continue their education using the vast amount of literature
available on the subject.
Frank Lloyd Wright's philosophy of architecture was an extension of the teachings of his mentor
Louis Sullivan whose slogan "form follows function" became the mantra of modern architecture.
F Louis Sullivan stated, "By speaking generally, outward appearances resemble inner purposes."
Frank Lloyd Wright changed his mentor's slogan to "form and function are one", using nature as
the ultimate example of this integration. Wright inspired a movement that has spread
throughout the world.
Conditional Uye Permit Narrative w Pag9 7 of S
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OIN. %.
Frank Lloyd Wright said, "For me, what an artist is, is a person who transforms nature by
looking at nature, passing it through the soul, and in the expression of what the soul experiences
in natdte, something more natural than nature itself emerges. "
Using nature as inspiration, a building or design must grow from the inside out weaving form
and function. Or&mic architecture is not an imitation of nature, but rather, incorporates nature's
principles to build forms that mirror the beauty and complexity of nature. The architecture
creates a marriage with the context of the site as opposed to forcing itself upon its surroundings.
Structures display an honest expression of function and a respect for natural properties of the
materials, yet also allow for an expression of individuality.
Theorist David Pearson proposed a list of rules for organic architecture. It is known as the Cgg&
Charter for organic architecture and design. It reads: "Let the design:
• be inspired by nature and be sustainable, healthy, conserving, and diverse.
• unfold, like an organism, from the seed within.
■ exist in the "continuous present" and "begin again and again".
follow the flows and be flexible and adaptable.
■ satisfy social, physical, and spiritual needs.
■ "grow out of the site" and be unique.
• celebrate the spirit of youth, play and surprise.
■ express the rhythm of music and the power of dance."
In his book, New Organic_.Architecture: The Breakip& Wave, David Pearson instructs:
"Organic architecture is rooted in a passion for life, nature, and natural forms, and is
full of the vitality of the natural world with its biological forms and processes.
Emphasizing beauty and Ijarmony, its free-flowing curves and expressive forms are
sympathetic to the human body, mind, and spirit. In a well-designed "organic"
building, we feel better and freer.
Conditional Use Permit Narrative --- Page 8 of 8
Inspired by the non -linearity and creative forces of nature and biological organisms,
organic architecture is visually poetic, radical, idiosyncratic and environmentally
aware; it embodies harmony of place, person and materials. organic architecture is
multi -faceted, free and surprising. Yet its myriad images, ever changeable and
overlapping, all grow and flower form the same seed ---the inspiration of nature.
"Green" or sustainable architecture is evolving fast, too, but there is a danger that,
instead of being the vagSpard of a new, holistic architecture, it will become
engrros s ed in high-tech and energy-saving issues. Few eco -architecture projects go
beyond these parameters to explore the deeper world of spiritual expression and
organic form where the wonder and sensual beauty of the natural world are combined
with essential practical needs of economy, efficiency, and conservation. what is
now coming, as the Bre wave, is a new architecture that expresses the union of
organic inspiration and truly sustainable design.
Patterns and forms in nature, such as the spiral and fractal, are products of internal
laws of growth and of the action of external forces, such as sun, wind, and water.
Architects learn to use natural formas from observing living structures: trees, bones,
shells, wings, webs, eyes, petals, scales, and microscopic creatures. They are the
very forms of life and growth and have been key inspirations in organic architecture,
whether for ornament, as in Art Nouveau, structure, as with Gaudi, or metaphor, as
with Makovecz."
The design vision for Cavanaugh embodies organic architecture. Cavanaugh will
certainly become the most organic neighborhood in Meridian and perhaps the Northwest!
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)Of � Cavanaugh Development Applications
Conditional Use Permit - Landscape Plan — Page 1 of 9
The site that Kastera proposes to redevelop into a Civic/Social Hall is an existing home with
mature landscaping, mature shrubbery, mature trees, mature flower beds, substantial fencing,
perennial screening plus extensive lawn areas. The entire site is served by underground
sprinkling systems and dripinTigation systems. The level of existing landscaping at the Caven
home and grounds meets or exceeds the landscaping requirements of the City of Meridian given
the property size, parking requirements and street frontage.
Here is a summary of information to answer the questions posed on page two of the Meridian
CUP Application pertaining to the Landscape Plan:
■ Date, scale, north arrow, and project name: Please see the attached site plan of the
Civic/Social Hall.
• Names, addresses, and telephone numbers of the developer and the person analor
Firm preparing the plan: Ben Haught, Kastera Development, 15711 SH 55 Boise, Idaho 83714
(208) 939-5263 plus John Breckon, Breckon Land Design, Po Box 44465 Boise, Idaho 83711
(208) 376-6528.
• Existing natural features such as canals, creeks, drains,P onds, wetlands,
floodplain, high groundwater areas, and rock outcroppings. Please see the attached site plan of
the Civic/Social Hall.
■ Location, size, and species of all existing trees on site with trunks 4 inches or
h
greater in diameter, measured 6 inches above the ground. Indicate whether the
tree will be retained or removed Please see the attached site plan of the Civic/Social Hall.
• 14 statement of how existing healthy trees proposed to be retained will be
protected from damage during construction: Construction has been completed. Therefore all of
the existing trees will be preserved and protected.
■ Existing buildings, structures, planting areas, light poles, power poles, walls,
fences, berms, parking and lording areas, vehicular drives, trash areas, sidewalks,
pathways, stor~mwater detention areas, signs, street furniture, and other man --made
elements Please see the attached site plan of the CivicdSocial Hall.
• Existing and proposed contours for all areas steeper than 20% slope. Berms shall
be shown with one foot contours. Please see the attached Preliminary Plat which shows the
contours of the Civic/Social Hall area.
Sight Triangles as defined in 11-314-5 of this ordinance. Please see the attached site plan of the
Civic/Social Hall.
• Proposed landscaping with tree locations only: Please see the attached site plan of the
CivicJSocial Hall.
■ Proposed screening structures: Please see the attached site plan of the Civic/Social Hall.
■ Calculations of project components to demonstrate compliance with the
requirements of this ordinance, including:
RConditional Use Permit - Landscape Plan -- Page 2 of 9
❑ Number of street trees and lineal feet of street frontage:
Here is a summary of the existinglandscaping at the Caven home area which is the subject of
this Conditional Use Permit application:
■ 98 mature deciduous trees, in a variety of species, size 10 inch caliper and larger.
■ 42 mature coniferous trees in a variety of species, size 10 inch caliper and larger.
■ 24 small to medium size deciduous trees in a variety of species, 5 to 10 inch caliper.
■ A total of 164 healthy, growing trees on the site.
■ The existing trees predominantly include: Pinus nigra -- Austrian Pine, Platanu s x
acerifolia — London Planetree, Acer rubrum — Red Maple, Betula pendula — European
Birch, Gleditsia triacanthos inermis — Thornless Honey Locust.
■ over 170 small, medium and large mature shrubs in a variety of species planted within 25
large shrub beds.
■ 12 large flower beds containing a variety of spring, midsummer and fall plantings.
■ 3 small flower beds containing a variety of annuals and perennials.
■ Hundreds of perennial flowers and bulbs intermittent throughout the site.
■ Over 4 acres of manicured lawn turf shady and sunny functional areas.
■ Concrete curbing, asphalt pathways, off street parking and maintenance facilities all
screened and complementary to the landscaping.
■ Where is no lineal footage of street existing frontage. This is an isolated parcel on a
private drivew,y. However our site plan for t1reCivic/Social Hall anticipates 970 feet of
new street frontage to provideipublic access Aid.parkin.
❑ /Width o, f 'street buffers (exclusive of right-of-way): Expected to be at least 50 feet wide.
❑ Width of parking lot perimeter landscape strip: Expected to be at least 50 feet wide.
❑ Buffer width between different land uses: Expected to be at least 50 feet wide.
❑ Number of parking stalls and percent of parking area with internal landscaping: Expected to
be at least 90 parking stalls with internal landscaping at 12%.
❑ Total number of trees and tree species mix: There are a total of 164 healthy, grooving trees on
the site. The mix of species is about 70% deciduous and 30% coniferous and/or evergreen.
❑ Mitigation far removgl of existing trees, including number of caliper inches
being removed: No trees or shrubs are proposed to be removed. If a tree dies, it will be
replaced.
Reduction of the landscape plan (8 Y2" x 11 '�: Please see the attached site plan of the
CiviUSocial Hall.
Building elevations showing cor4ruction materials: Please see the color photographs on the
following pages which show the building elevations and construction materials.
Electronic version of the site plan, landscape plan, & building elevations in PDF format
submitted on a disk with the files named with project name plan type (i.e. site plan,
landsc e plan, elevations, etc.). We encoura e you to submit at least one color version for
presentation purposes: Please see attVhed electronic file.
If applying for approval of a public schaol, provide additional information as required by
the Public School Facility supplemental checklist per §67-6519: Not Applicable.
• Conditional Use Permit - Landscape Phin — Page 3 of 9
Kastera proposes to retain each of the existing trees, shrubs and flower beds at the Caven
homesite. we propose to utilize the site as a Civic/Social Hall without disturbing any of the
existing landscape materials. Because the site already has an outstanding level of mature
landscaping, Kastera will preserve and protect the existing landscaping and support facilities,
plus make additional landscape plantings as necessary.
On the following pages are photographs taken at ground level. You can easily see that the
Cavanaugh CivicdSocial Hall meets the intent of Meridian's landscaping requirements. This
same level of landscaping will be protected and preserved as part of the Civic/Social Hall
complex.
Aerial Photograph showing the existing Cavanaugh property.
On the following pages are photographs of the existing landscaping at Cavanaugh.
Conditional Use Permit - Landscape Plan — Page 4 of 9
Looking south, notice the mature vegetation.
cik4
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Uphght trees y oger tithe home prdtidelrisual variety.
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Cavanaugh Redevelopment Applications
By Kastera LLC
Preliminary Plat Application Narrative -- Page 1 of 1
In early 2007, Kastera LLC purchased the Tanana Valley subdivision from Farwest LLC. Part
of the total land acquisition included the custom home owned by Jerry and Muriel Caven.
Farwest had considered demolishing the home and replacing it with standard subdivision lots.
This was unacceptable to Kastera. Also, Farwest did not master plan a true neighborhood
village center to provide services, workforce housing and employment. There were homes right
next to a state highway intersection. Kastera felt that this area was better suited to a master
planned neighborhood center to implement the new'Meridian Comprehensive Plan.
As soon as Kastera LLC closed on the property, we began new master planning to achieve a
more traditional neighborhood with a mix of housing types and costs, plus neighborhood services
and employment. we also knew that we should preserve the 13,000 square foot Caven home
and redevelop the site as a community center and unique public i gathering place.
During several internal workshops with Meridian's planning and development staff, we all
agreed that the best way to redevelop this property was by submitting a modified Preliminary
Plat that reflected the new vision of Kastera Development. Therefore, in the spirit of
preservation and adaptive reuse of a truly remarkable property, Kastera Development hereby
submits an application for a Modified Preliminary Plat to address the new village center
neighborhood commercial plan and conversion of the Caven home into a unique neighborhood
community center as a Civic/Social Hall.
Some of the key improvements and enhancements of the Cavanaugh modified Preliminary Plat
include:
■ An outstanding one of a kind Civic/Social Hall for public and neighborhood gatherings
through preservation of an existing home.
■ A fully integrated Village Center incorporating commercial services, workforce housing,
employment, recreation, worship, education and leisure. Kastera desires to set a
standard for good neighborhood center development to demonstrate the viability of
Meridian's Comprehensive Plan.
■ Same number of dwelling units as Tanana (548) but an increase in square footage of
developed open space, plus extra pathways and a true village center.
■ Four foot bridges over the Ridenbaugh Canal to interconnect the neighborhoods.
■ Two community water play parks: Splash Park for children, pool for teens and adults.
■ A workable mixture of housing types (affordable to executive custom) to implement
Meridian's Comprehensive Plan.
■ Public Transit center and walkable neighborhoods, based on smart growth planning.
■ True neighborhood scale planning to create identity and uniqueness for Meridian.
' ■ Preservation of existing trees and extensive landscape plantings to beautify and ,give
variety to this neighborhood.
Please see the modified Preliminary Plat for Cavanaugh which has been included in this
application submittal.
Vr A
5OR512006
20
ij b VON 5W
81251200
:20
CASTLEBURY SUB NO 01
Amy Woodruff
10/712003
20
CASTLEBURY SUB NO 02
11 11 51200E
20
CASTLEBURY WEST BUSINESS PARK SUB
Dave Yorgason
611212W6
20
CASTLEBURY WEST SUB NO 01
Ramon Yorgaeon
rd8/20W
20
CASTLETON SUB
Ron Sargent
9/1812aW
20
CASTLEWOOD SUB
Cd1V Vellsquez
W0j20Q0
20 CEDAR SPRINGS TOWNHC ES SUB
CASWELL AND SLOANS SUB
20
&2oJ1996
19
CATALINA MANOR SUB
LARRY KOERNER
312LV2QD7
20
CATALPA SUB
Pen4opil Rgey
CEDITH ESTATES SUB
CATES S U B
20
CEDRO GLEN ESTATES SUB
212211999
CATHEDRAL PARK TOWNHOMES NO 01
CELEBRATION ESTATES SUB
12/1712M2
20
CATHEDRAL PARK TOVVNHCAIIES NO 01 AMEND
0/4/2093
20
CEMENT FALLS PARK SUB
CATHEDRAL PARK TOWNHOMES NO 02
20
CENTENARIO SUB
CATHERINE PARK
CENTENNIAL SUB
7/21/1998
19
CATTAIL SUB
RICHARD PAVELEK
1 _
20 CAVALL0 ESTA1 S SUB _ _ _ _ _
_ _ _ C� amu. k� _ _ _ _
5OR512006
20
CAY NE CORNER SUB
7/8/2(55
20
CA . U S COVE S U B
7/1 Q12D02
20
CAYUSE CREEK ESTATES SUB
CAYUSE CREEK ESTATES SUB AMEND
CEDAR HEIGHTS SUB
CEDAR HILL SUB
CEDAR HOLLOW TOWNHOUSES
10/21/2002
20
CEDAR SPRINGS SUB NO 01
&6/20D3
20
CEDAR SPRINGS SUB NO 02
W0j20Q0
20 CEDAR SPRINGS TOWNHC ES SUB
8/29/2005
20
CEDARCREEK SUB
11/25/2002
20
CEDAREDGE SUB
CEDARWOOD SUB
CEDITH ESTATES SUB
411 §t2001
20
CEDRO GLEN ESTATES SUB
212211999
19
CELEBRATION ESTATES SUB
12/1712M2
20
CELESTIAL VILLAGE SUB NO 01
0/4/2093
20
CEMENT FALLS PARK SUB
8114/2WO
20
CENTENARIO SUB
CENTENNIAL SUB
CENTENNIAL SUB NO 02
81111992
19 CENTEkeS SUB
CENTRAL SUB
CENTRAL VALLEY CORPORATE PARK NO 01
CENTRAL VALLEY CORPORATE PARK NO 02
CENTRAL VALLEY CORPORATE PARK NO 03
CENTRAL VALLEY CORPORATE PARK NO 04
2/20/1997
19
CENTRAL VALLEY CORPORATE PARK NO 05
511 Q11998
19
CENTRAL VALLEY CORPORATE PARK Na 06
3111 IV20M
20
P-
CENTREPOINTE SUB
10/23/2006
20
CE NTql?P OI IVTE SUB NO 02
CENTURY LANDMARK CENTER SUB
CENTURY LANDMARK CENTER SUB NO 02
911511997
19
CENTURY LANDMARK CENTER SUB NO 03
10/2/1997
19
CEI`jTURY LANDMARK CENTER SUB NO 04
10128/1998
19
CENTURY LANDMARK CENTER SUB NO 05
10/28/1998
19
CENTURY LANDMARK CENTER SUB NO 06
7/1/1998
19
CESSNA LANDING SUB
CHAD SUB
426/1999
19
CHADWICK SUB
X2111997
19 CHALLENGER PLACE SUB
11/1/19*3
19 CHAMBERLAIN ESTATES SUB
6117/1997
19 CHAMBERLAIN ESTATES SUB NO 02
CHAMBERS SUB
CHAMP SUB
1/1012003
20 CHAMPION PARK SUB Na 01
712111997
19 CHANDLER SUB
NEREb-mirwoo
Lk a Can*ng
Kammie Oatea
Dave Short
Daren Fluke
Stmmn Nick*l
Kent Brown
Page 15 of 93
HCYWARD JJ ENGINEERIN
HOWARD JJ ENGINEERIN
ENGINEERING NORTHWE
ENGINEERING NORTHWE
TEALEYS LAND SURVEYI
MARKS LAND SURVEYIN(
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TREASURE VALLEY ENC
TEALEYS LAND SURVEYI
B & A ENGINEERS INC
LANDMARK ENGINEERIN
W& H PACIFIC
J -U -B ENGINEERS INC
J -U -B ENGINEERS INC
J -U -B ENGINEERS INC
LAND CONSULTANTS INC
BRIGGS ENGINEERING It
DEVELOPMENT SERVICES INC/ Jean Cariage
HUBBLE ENGINEERING If
Rum Hepworth THE LAND GROUP INC
Chuck T%okey Maxey Tookey Architects L
Rjch@rd P%velek TEALEYS LAND SURVEYI
TEALEYS LAND SURVEYING TEALEYS LAND SURVEYI
RT NAHAS CO
Pete Lounddbury
Pelt Lounsbury
BLVI'D LLC
LB INDUSTRIES INC
RICHARD PAVELEK
KENT BROWN
PATRICK TEALEY
KEVIN HOWELL ETUX
KEVIN HOWELL ETAL
Br gh D Grahlkm
PATRICK TEALEY
HUBBLE ENGINEERING 11
QUADRANT CONSULTING
QUADRANT CONSULTINC
BRIGGS ENGINEERING It
BRIGGS ENGINEERING It
BRIGGS ENGINEER?NG It
TEALEYS LAND SURVEYI
BRIGGS ENGINEERING It
TEALEYS LAND SURVEYI
TEALEYS LAND SURVEYI
ENGINEERING NORTHM
TEALEYS LAND SURVEYI
http://www.adaweb.net/devserv/survey/Subnames files/sheetOOI.htm 8/13/2007
Page 1 of 3
jou repHed on 5/2/2007 2:40 PIS.
Bien Haught
From: David Couch [dscouch@adaw@b.net] Swt: Wed 5/2/2007 10:41 AM
To: Ben Haugh
Cc:
Subject: RE: SUBDIVISION NAME RESERVATION
Ash tq:
May 2,, 2007
Ben Haught
]-U-B Engineers
RE: Subdivision Name Reservation: PROSPECT PEAK SUBDIVISION
Eft Appiicar1l,
At your request I will Mserve tt% narm "PROSPECT PEAK SUBDIVISION" for your project. I can horror this reservation only as long
as your pro]P-ct is in the approval process. Final approval can oAlly take pibce wW the final plat is recorded.
Sincerely,
David J. Couch, PLS
►ala County Surveyor
For prac®dure on reserving subdiwision na
Check out the iist of subdivision nems at:
I&
I oil -- -- F-IIIIIIIIIIIIIIIIIIIIillillillilljlllll
rom: Ben Haught [rnaiIto:t*n—haught@kastera-com]
Sant: Tuesday, May 01, 2007 9:39 AM
Tai David Couch
Subject: RE: SUBDIVISION FNAM E RESERVATION
Thank you for correcting the spelling of CAVANAUGH.
I really Fake the name CLD PEARL. In my mind, it's significantly different from PEARL STATION CONDO. But,
if OLD PEARL doesn't work, how about PROSPECT PEAK. I know there's a PROSPECTOR SUB, but we
really like these nares. Thanks for the help.
From: David Couch [mailto:dscouch@adaweb.net]
Sent= Mon 4/30/2007 4:45 PM
To: Ben Haught
Cc: Gonnie T
Subject: RE
i
i
The subdivision "PEARL"
b
Flease look at the subdivisionduplicates r sound alikes.
From: Ben Haught[mailto:ben_haught@kastera.com]
Sent: Thursday, April 26, 2007 10:31 AM
To: David Couch
https://mail.kastera.com/exchange/ben haus�it/Inhox/RE:%20SUBDMSION%20NAM E... 8/13/2007
Page 2 of 3
ift+;
■
Subject: RE: SUBDIVISION NAME RESERVATION
w
Hello David,
QVe have decided on the name Old Pearl for the subdivision previously discussed. JUB Engineers is still the
surveyor/engineers, and the legal description: A PORTION OF SECTIONS 27,28 & 33. T. 5N., R. 1 E., B.M.,
EAGLE, ADA COUNTY, IDAHO. If Old Pearl is available, we would like to reserve it instead of Prominent
Views.
Thomas Fassino previously reserved the name Kavanaugh for a project located at the SE Corner of Victory and
.-Wridian Road. The parcel numbers are S1 1 3021 2450, S1130233725, S1130234000 and the lural description
is the North Y2 of Section 30 T3N1 R1 E (182 acres). JUB is still the surveyor/engineers. We were under the
ingression that the nanve spelling was changed from Kavanaugh to Cavanaugh and have already started
marketing the project as Cavanaugh. Can vire correct this spelling mistake? We are submitting our phase 1
final application next week and our document say Cavanaugh. If at all possible, we would like to correct the
speWng before the paper work reaches Ada county. If you have any questions, feel free to call me at (208)
350-3378. 1 understand you are on vacation this week. I'll give you a call next week to confirm things. Thank
you for the helper _
From: David couch [mailto:dscouch@adaweb.net]
Sent: Fri 4/20/2007 8:07 AM
To: Ben Haught
Subjgct: RE: SUBDIVISION NAME RESERVATION
April 20, 2007
Ben Haught
]-U-B EnginNers
F RE: Subdivision Name Reservation: PROMINENT VIEWS SUBDIVISION
y
Dear Applicant,
At your request, I jivill reserve ttie name " PROMINENT VIEV%kS SUBDIVISION" for your project. I can honor this reservation only as
long as your project is in the approval process. Final approval can only take place when the final plait is recorded.
The subdivision n "TRAILHEAD" is not arvajlatle.
Sincerely,
David ]. Couch, PLS
Anda county Surveyor
5919hi
Far praced-e an m sbdivisian na s oto; '
Check out ft list of sulWiviston comes at:
From: Ben Haught [mailto: ben_haught@kastera.com]
Sent: Thursday, April 19, 2007 5:25 Ply
To: David couch
Subject: RE: SUBDIVISION NAME RESERVATION
JUB Engineers will be the surveyor/engineers to prepare the plat. The legal description: A PORTION OF
SECTIONS 27,28 & 33. T. 5N., R. 1 E., B.M., EAGLE, ADA COUNTY, IDAHO. I was under the impression
that Thomas Fassino reserved the name Trailhead as our subdivision name m6nths ago, but I saw Trailhead
Views on your list. Trailhead is still the preferred name. Is it still available? Prominent Views was just an
alternative we were considering. Thank you.
■
From: David couch [mailto:dscouch@adaweb.net]
https://mail.kastera.com/exchange/ben haught/Inbox/RE:%20SUBDIVISION%2oNAME... 8/13/2007
Page 3 of 3
Sent: Tue 4/17/2G37 18:48 Ail
r,
To: Ben Haught -'
Subject: RE: SUBDIVISION NAME RESERVATION
Tbie subdivision name Pro minent VWws SuVivision is availoW. *ho onli bt the surveyor preparing the *t?
*hat is the i 4
From: Ben Haught [mailto:ben—haught@kastera.com]
Sent: Tuesday, April 17, 2007 9:31 AM
To: David Couch
Su b,jrpct: SUBDIVISION NAME RESERVATION
Hello David Couch,
We have purchased 667 acres north of Beacon Light Road, between Willow Creek Road and Brookside Lane.
The attachment shows the boundary. We would tike to reserve the subdivision name of Proninent Views.
Other acceptable names are Scenic Ranches, and ErWnent Pathways. Thank you.
BEN HAUGHT
ben haughtlU_kastera.com
(208) 350-3378
https://mail.kastera.com/exchange/ben haught/Inbox/RE:%2OSUBDIVISION%2ONAM E... 8/13/2007
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6238 Edoewater Drive Boise, Idaho 83709 Phone- (208) 672-921 FAX": (208) 672-9214
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RE: Soil test holes at Mert4dl','Arin R aU UK, Victory Roa4
Attached 's the *nvo*ce for flie work Glen did on the property at thee me f
Meridian Road and V' n I
ictory. No desc "ptions were made ofthe test "ioies and lie
gave the necessary information verbally to Justin on Monday. LretUrned today
to take baselint readings and install posts. Evervthing is dry, even the fluee
holes right next to the canal.
16 We will monitor the site for the remainder of the season, but I expect everythm*g
A.
12 Lo i'einalrl dry. 1-11" we do see any water, I would expect It at THA or T H51> b-L-11"if
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e e
bwell blow '10 feet. If vou want I will ftnd the year-end monitor report
_# I
to Ben Thomas.
I have attac4pd apap showing the hole locations. 1fXOU have any qiesti(�Jas
call Glen or myself
Of
... 1ARL R. NOE
Profes's'lonal Soil Scientist
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Marty Goldsmith
Farwest LLC
4487 N. Dresden, Suite 102
Boise, ID 83714
in property @ SE corner of the Meridian & Victory Roal
Seven soil test holes have been excavated, observed and moniton"ng wells installed on this
property. The first five test holes were examined July 25h, 2005. Those test holes were not
described dtw to time constraints. The last two test holes were excavated and described off
August 11:2 th ;1 20@5. Copies of those profile descriptions are attached. An aerial photo with
GPS locations of all test holes is attached. This property is located in part of the North 1/2 of
Section 302 Township 3 North, Range I East, Boise Meridian, Ada County, Idaho,
No groundwater was found on six ofthe seven test holes to depths approaching 144 inches.
The seventh test hole (TH7-05) did have free water at a depth 66 inches below ground level. -
This test holewvould represent the wastewater area at the north end of the field as well as a
relatively small, very wet area 'immediately to the west, I would suggest that an additional
test hole or two bit examined in the small, wet area after the com crop is harvested. Standink
water and very muddy conditions made it impossible to excavate in this area at this time.
&oundwater levels, if any, will be measured and recorded in all seven test holes, every other
' ' 1
week throughout the rest of the imgation season by Associated Earth Sciences, as requested.
1
Most of this property appears to be well -drained and suitable for development, but continued
groundwater monitoring will confirm actual groundwater depths.
If you have any questions or would like any additional test holes on this property, please call
me at (208) 672-9213 or (208) 941-7284.
Transminid via e -wail
GLEN H. LOGAN
Clertified Professional Soil Scientist
cc w/attachments: Ben Thomas'. PEI, Briggs Engineering, Boise, Idaho
Associa
Storm Drain Test Hole Description & Evaluation
mom
M
Date Of Evaluation.- 8/12/2005 Evaluated by: W Lq#n, Certlfitg ProjWional soil saiwist
RequestedMariy Goldsmith, Farwest LLC
Ad&ess: 4487 N. Dresden, Suite 102 Phone: J08-38" 189
Zip: 83714
Legal Dew: Part of the North 1/2 of Section 30, Township 3 Nwth, Range I East, Boise Meridian, Ado Cou-nty, ID
----------
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6238 Edggewattr Drive Boi*, Idaho. 83709 Phone: (208)_ -9213 FAX (208) 672-921
Gleu H. Logan - Cell: (208) 941-72i;4
Harlev R. Noe Cell: (208) 8504926 FAX: (208) 939-3602
Mark t-,. Johnswri Cell: (2os) 869-9099 FAN: (20Q.:�MU7I
Ben Thomas
'Efifirg F
1800 W. Overland
Boise, *11D 83705
.0.
RE Final 2005 groundwater monitor report for Cavin property
Measurements of groundwater levels in the seven test holes on the Cavin property have been
completed for the 2005 irrigation season, Attached is a table displaying all readings and a
map showing all test hole locations.
All monitor pipes except TH6 and TH7 remained dry to depths ranging ftom 8.5 to more
than 13 feet below ground levels on all readings. The highest recorded water table levels
were 131 inches below ground level in TH6 and 3 5 inches in TH4 on August 3 1 ". TH7 is in
a low position that receives concentrations of irrigation tailwater. At the time of the
September 28 reading, the area around TH7 had not been i i ated format least 30 days. Also,
InIg
the nearby grainhad not been Im'gated for more than a month, The lack of irrigation likely
contribute to the marked drop in level of the water table. Test hole TH6 is near Victory
Road, but is likely impacted somewhat by the low landscape position. It has also dropped
slightly since the peak reading.
It appears that design work could be based on the dry hole value observations shown in the
table. Once 'irrigation is removed from the property the level at TH7 should drop
significantly. As you get into the design phase, you can indicate specific locations where
additional test holes should be located. The new test holes should allow us to better
characterize conditions in the low part of the property.
If you have questions or need anything additional, please call me at 850-4926.
HARL R. NOE
Professional Soil Scientist
cc w/ attachments.- Marty Goldsmith, Farwest, LLC, Boise,1D 83714
Lq
Cavin Property 2006 Monitori ng Da
A# values are depth below ground level in inches,
Hole Boftom of 8/12 @
Number Hole *xcavaflo n
THl-05
TH2-05
TH3-05
- -- -------
T114-05
8/16reading seemed odd, ch—ecked twice. Recheck tot -al depth of T --- H- 7--, soft muc
9/13 - TH5 & TH6 not irrigated in at least I week
9/28 - Com harvested no irrigation since last reading.
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Glen R Logan 6239 fJgevrater Drive Boiqe, Ida]),-) 83709 Phone: (2081672-9213 FAX: (208)672-9214 Cell: t2l),R)94[42.�'4
Harlev ft. Noe 5741) M Applebrook
Boise. Idaho. .807 13 Pholle&.FAX: 12fM9394002 Cd1'r-(2()8),S"50-49-'K
Mark E. Johms-on 1886 N. 01reenfi4dA411tie Aferidian. Idaho. 83642 P111111C & FAX: f2018) X98e�541 Cell.- (20X469-90919
omas
Engineering
(113 -88s�
1800 W. Overland Roaii
Boise, ID 83705
RE: Mid-season groundwater monitor report — Cavin property
Groundwater measurements have been completed on the seven test holes on the above
referenced proj eq.. location. Readings have beengathered on a biweekly basis since the test
holes were installed and the measurements to date are displayed in the attached table. I havi;
z1so included a map of the site showing, the monitor site locations.
Six of the seven test holes have remained dry at all reading intervals to date, Test hole 7�05
had a h' h reading of 53 inches below ground level on the
19 most recent reading. This location
had been irrigated in the past three days and that irrigation activity may have caused the rise
over the previous reading. This test hole 'is also in a low position and is impacted by a small
a
drainage ditch nearby. These readings are quite similar to those from 2005. If cropping and
irrigation continue thtough the remainder of the season, I would expect to see a peak of about
40 inches at this test hole sometime in August.
Based on the full 2005 data, there may be a small amount of water present in test hole 6.05
later in the season. I would predict a peak value of about 130 to 135 inches below ground
level sometime in August, I would expect all other holes to remain dry for the remainder of
the season.
We will continue to gather measurements through the remainder of the "irrigation season. At
that time we will provide you with a comprehensive report or activity on the site. If you need
any inten"m data, please contact me by e-mail at I'l.-i rIt-S vq�'- bi, ttl' J1 F et or by phone at 850-
J' t
4926.
V1
HARLE NOE
Professional Soil Scientist
attachments.- Marty Goldsmith, Farwest LLC 4487 N. Dresden Place, it 102,
WJ
Boisel, ID 83714
Cavin Propetty 2006 Monitoring
A# values are depth below ground level in inches
titi
r,c H0115 J30ttom 3/16
----
4124
------------
'-5/8
Number of Hole
8/22
6/9
6/21
7/6
TH1 -05 131 131
131
131
131
131
131
131
TH2-05 135 135
135
135
135
135
135
135
TH3-05 103 103
103
103
103
103
103
103
TH4-05 159 159
159
159
159
159
159
159
TH5-05 140 140
140
140
140
140
140
140
T THe-05 140 140
rT
140
140
140
140
140
140
H7-05 94 711 I
78
78
69
-
78 I
---------
107
53
V22 - no irrigation yet on parcel
MI - irrigating corn C #51 61 7 and grain at #4.
7)V - #2 nonirrigated , #1, 3, 4 & 5 irrigated in past 7 to 10 days, #6 & 7 in past I to 3 days
{ Cavanaugh Redevelopment Applications
By Kastera LLC.
Zone Change Narrative describing the proposed rezone for an expanded village Center
Page 1 of 6
1n early 2007, Kastera LLC purchased the Tanana Valley subdivision from Farwest LLC. Part
of the total land acquisition included the custom home owned by Jerry and Muriel Caven.
Farwest had considered demolishing the home and replacing it with standard subdivision lots.
This was unacceptable to Kastera. Also, Farwest did not master plan a true neighborhood
village center to provide services, workforce housing and employment. There were homes
proposed right next to a state highway intersection. Kastera felt that this area was better suited
to a master planned neighborhood center to implement the new Meridian Comprehensive Plan.
As soon as Kastera LLC closed on the property, we began new master planning to achieve a
more traditional neighborhood with a mix of housing types and costs, plus neighborhood
services. we also knew that we should preserve the 13,000 square foot Caven home and
redevelop the site as a community center and unique public gathering place.
During. several internal workshops with Meridian's planning and development staff, we all
agreed that the best way to redevelop this property was by submitting new development
C�::
applications including a modified zoning pattern to allow traditional neighborhood village center
development in the northwest portion of the property.
Therefore, in the spirit of preservation and adaptive reuse of a truly remarkable property, Kastera
LLC hereby submits an application for a Rezone Modification to address the new village center
neighborhood commercial plan and to implement Meridian's new Comprehensive Plan and
Unified Development Code.
This property has already been annexed into the City of Meridian with an approved preliminary
plat and a development agreement. Kastera feels that the approved preliminary plat and zoning
pattern for this subdivision can be improved upon. The current plan provides a very small,
isolated commercial area of approximately 3.5 acres zoned C -N zoning as shown on the
following page.
14
I -
Zone Change Narrative describing the proposed rezone for an expanded Village Center
Page 2 of 6
R
DQS*G *U?%TION Krff
sue
Kastera. LLC desires to expand the commercial area within Cavanaggh in order to create a true
JAR center that better complies with Meridian's Comprehensive Plan. Kastera is requesting a
rezone of 30.1 acres which will establish a true neighborhood commercial Village Center. The
rezone area is functionally separated into 3 areas with a MO ixture of C -N and TN -C zoningas
s
shown on the following page. This new 30.1 acre area, outlined by the Ridenbaugh Canal,
Meridian Road,, Victory Road, and Cavanaugh Way, will be knoU as "The Boardwalk" at
Cavanaugh. The Boardwalk will provide a village center where local residents can live, work,
learn, play, worship, shop and eat all within a walkable neighborhood center.
Kastera LLC has s]Rent considerable tivie and money to reanalyze the land usepattern and zoninao
pattern at Tanana valley ... now Cavanaugh. Many of our doeveloper piers and homebuilding
partners said to us: "Ohjust leave thatplat the way it is andget on with it...go with whatyou
,Ypt.,Y' We certainly liked the property or we would not have bought it. But something about the.
layout and zoning pattern was really bothering us. We wanted to create a better commercial
center ... specifically a Village Center based on traditional design principles. We also wanted to
integrate nei4borhood commercial with workforce housing as &Iled for in Ueridian's
Comprehensive Plan.
We cautiously approached the Meridian Planning DepVment to discuss our vision for this
�roperty. We were so pleased to leam that Meridian's Planning and Zoning professionals held
similar views forgoodpeighborhood planning on this property. We were so encour4ged by the
profess ionalism. ofMeridian's planning staff, and the reception that our joint vision received, that
we decided it was worth the effort, expense and time to create a new zoning pattern, Preliminary
Plat, Conditional Use Permit and Development Agreement for this unique property.
r
Zone Change Narrative describing the proposed rezone for an expanded Village Center
Page 3 of G
Envision this mental im4e: a place with tree -lined streets and pathways; well -kept houses; slow,
easy moving traffic; and a traditional village center where residents shop, work and socialize.
There is order, neatness, safety and identity. That is the vision of Cavanaugh's Village
Center... "The Boardwalk."
Good Village Center design begins with places that people know and call their own. Buildings,
views and public spaces will become the heart and soul of The Boardwalk at Cavanaugh. In
order to capture and build this vision, Kastera is requesting a modified zoning pattern at
Cavanaugh. Shown below are the two N zones and one TN -C zone that we are requesting
from the City of Meridian. This modified zoning pattern is necessary to achieve a village center
where local residents can live, work, learn, play, worship, shop and dine all within a walkable
neighborhood center.
mm
ISOI11 elma. EUSMO WW54n% P&W v'
� 1 1 r•Tn.-..lrrrttr�a•
•i
I
The land uses at The Boardwalk transition well to their surroundings. The corner of Victory and
-Meridian Road is a busy intersection. The northeast and northwest corners are currently in
commercial operation and the southwest corner is being planned for commercial use. Kastera
feels that this intersection provides poor conditions for single family homes because of the
significant traffic, sound, and visual impacts. Instead, we propose a neighborhood friendly
village center and neighborhood food market (west C N zone) that will compliment the existing
commercial on the other corners and transition well to the residential in the remaining portions of
this neighborhood.
Zone Change Narrative describing the proposed rezone for an expanded Village Center
Page 4 of 6
Commercial uses at The Boardwalk facilitate the everyday needs of local residents in accordance
with the Meridian Comprehensive Plan. It will be an ideal place to eat, shop, live, learn,
worship, work, and play, all within walking distance to a variety of housing types. Retail stores
are positioned to maximize exposure, but encourage walkability. A neighborhood market (west
C -N zone) will help establish identity of this village center. Office buildings are designed
provide a low -impact transition to higher density workforce housing residential.
The Boardwalk provides a wide range of housing types in order to appeal to families and
individuals of various income levels. The Boardwalk features 61 condominium units, 32
apartments, and 12 lofts totaling 105 mixed residential units. These units are positioned above
and adjacent to the commercial uses and provide a transition to the lower density detached
residential in Cavanaugh.
The Ridenbaugh Canal, beautiful landscaping, and built up berms will buffer the luxury homes in
Cavanaugh from both the higher density homes and the commercial at The Boardwalk. An
architectural committee will enforce very strict design guidelines. Architecture within The
Boardwalk will have an obvious connection in modern style to the homes in Cavanaugh, but
boast a unique traditional identity of its own. All buildings will have a comfortable
neighborhood feel using four sided architecture to ensure a pleasant experience from all angles.
Each structure will incorporate elements of organic architecture and integrate interior and
,,` exterior spaces.
A generous amount of open space is provided throughout The Boardwalk in the form of plazas,
walkways, water features, and beautifully landscaped buffer areas. Landscaping is a priority
throughout Cavanaugh. We plan to create a comfortable, established feeling through the use of
mature trees and to beautify the area with a ,generous amount of flower beds, vines and bushes.
The Rid enb augh Canal, which outlines the southern boundary of The Boardwalk, will offer a
charming pathway with attractive landscaping, lighting and peaceful flowing water. Four foot
bridges over the canal link The Boardwalk to residents and the other amazing amenities available
in Cavanaugh. Residents that live at The Boardwalk are within 800 feet of two large parks that
include playgrounds, sculpture, and a swimming pool. other amenities in Cavanaugh within
walking distance to The Boardwalk include an additional swimming pool, a tennis court, a
plethora of water features, and the most fantastic community Civic/Social Hall in Meridian!
Cavanaugh is positioned along State Highway 69 (Meridian Road), a vital transportation route
which connects Meridian with Kuna to the south and crosses I-84 to the north into the heart of
downtown Meridian. Kastera realizes the impact traffic has on a community's way of life and
economic vitality. We are planning CavarLugh (and The Boardwalk) in a way that will
incorporate public transit and minimize traffic congestion in accordance with Meridian's
Comprehensive Plan. The Boardwalk will include all forms of transportation such as transit,
walking, wheelchairs, and cycling.
it,
■ Zone Change Narrative describing the proposed rezone for an eirp*nded Village Center
Page 5 of 6
Kastera has worked with Valley Regional Transit (VRT) to incorporate a bus turn -out into the
plan along Highway 59 just south of the signaled intersection at Victory Road. VRT projects
that there will be half-hour to hour service going north and south on IfiShway 69 within two
tears if not sooner. VRT supports having a spark -n --ride" area in the development. A public
transit center is planned at the center of the Village Center with easy pedestrian linkages
throughout the neighborhood. Conversations have begun with ACHD's CommuteRide to
identify safe locations for individuals to be dropped off and picked up near the transit stop,
shops, restaurants, and homes. We are proud of the fact that we are incorporating smart ;growth
planning principles into Cavanaugh.
All vehicle approaches to The Boardwalk lie along Victory Road. This allows residents to
access commercial services without being forced onto State Highway 69 resulting in more
efficient transportation along the Highway. Cavanaugh Way bisects the community from
Victory Road to Harris Street. This collector will ease congestion in The Boardwalk and the rest
of the subdivision by accommodating connectivity between Victory Road and Harris Street
which will both have signaled intersections at State Highway 69.
The Boardwalk at Cavanaugh is a pedestrian friendly plan with convenient pathways that link to
a trail network throughout the subdivision and continues throughout the region via Meridian's
r Pathway Plan. The Ridenbaugh Canal is an integral part of this plan. The canal bisects the
subdivision along the southern boundary of The Boardwalk making it a convenient pedestrian
II I
con ' dop. Foot bridges allow pedestrians to easily cross the canal to access amenities on each
side. Pathways at The Boardwalk will include both on -street bikeways and multiple -use paths.
We feel that The Boardwalk will meet the daily needs of local residents without the necessity of
an automobile. Again, we are proud of the fact that we are incorporating smart growth planning
principles into Cavanaugh.
The Boardwalk will supply a variety of job opportunities for local residents. Teen aged students
can find a summer job in retail and services. Business executives can find a work place in
luxurious office buildings. Using employment and traffic calculations from the Institute of
Traffic Engineers (ITE), it is estimated that The Boardwalk will employ about 830 people. This
will be a magnificent addition to the local economy and neighborhood. And naturally, we hope
that many of theselob seekers will find residence within Cavanaugh.
Our guiding design principles for "The Boardwalk" are very simple:
■ Make great places for people and activities.
■ Build within a traditional neighborhood pattern.
■ Celebrate local identity and unique features.
■ Make connections and enhance views.
• Nfix uses.
■ Invest in quality.
it,IN ■ Connect physical features throughout the Village Center for true walkability.
■ Be flexible and anticipate change.
P �
' Zone Change Narrative describing the proposed rezone for an expanded Village Canter
P e 6 of 6
g
We have thoroughly reviewed the City of Meridian Comprehensive Plan and we are prepared to
demonstrate how the modifications we are proposing at Cavanaugh will help implement your
fine plan. we are providing a mix of housing, everyday retail and work needs, community
services, a Civic/Social Hall, plus a pedestrian and transit oriented Village Center... without
increasing the number of housing units. That's pretty remarkable... but then again Meridian is a
remarkable City!
Kastera is very proud of Cavanaugh. It is our Meridian flagship development. The Boardwalk
at Cavanaugh will be a fantastic addition to the neighborhood and the community. It will set a
new standard and definition of Village Center development in Meridian.
On the following pages are four exhibits as follows:
Exhibit A: Legal Description of the eastern C N zone area.
Exhibit B: Legal Description of the TN -C zone area.
Exhibit C: Legal Description of the ,western C -N zone area.
.� Exhibit D: Legal Description of the combined C N and TN -C areas.
Exhibit E: Rezone Site Plan with descriptive call -out text.
Exhibit F: Draft Design Vision and Design Guidelines Document.
--�''i'Jlk � FIL+J Y_-����J_��-.. I�.MIFMJL _ __ �' ,.. � �� � �� _ _ _ t.•�..:2...F r i...
air,ti...:r.��r-.�....:....-•i�w- +r...^.1.raown
Project. 10-06-074
Date: JtAy 51 2007
Revised: Augunt 72, 7007
PARCEL DESCRIPTION ■
OVERALL CAVANAUGH COMMERCIAL SITE
That portion of the Northwest % of Sectim 30, Township 3,Worth, Range 1 East, Bois Nwridian, Ada
County, Idaho, and rwr-e particularly dbscribred as follows:
Commencing at the Northwest comer of Section 30 from which the North 1A comer of said Section 30
bears Morth 89*4TOT East, 2,450.83 feet, thence along the Northerly boL dart' line of the Northwest 1/
North 89' 42'07 East, 650.00 feet to the POINT OF REG INNIMG
theqce continuir ; along said Northerly hOMdary tir%e North 89242'09' East, 1,236.83 feet;
thence South 'N} of;'"East, 350.00 few;
thence along a curve to the right 317.50 feet, having a radius of 317.50 feet, a delta of 57'17'45'", and a
lam chord which hos rs South 28'21'01 " JNest, 304.44 feet;
thence South 57�*3'28" West, 46.19 feet;
thence along, a cL ve to the left 237.06 feet, hiving radius of 682.50 feet, -a delta of I V- 5404", arra a
Long chord which bears South 47 ` 46'26"'Wast, 235.87 feet;
thtmm South 35"43"27" West, 50.00 fbt; therwe alor4 a cu ve to the left 173.56 feet, having aradius of
530.56 feet, a delta of 18 4434"', , and a ia% ctWd which bears South 26 ¢ 21"10" 1Fest, 172.79 feet;
thence South 19 04'50" West, 7.82 feet to the INcprtherly right -of -my of thLi Ri&nbaugh Canal;
tiaence along said right-of-veay the fodowirig, 3 codes
1. North 7(r 55'1615 west, 1,086.88 feet; I
2. theme along a curare to the right 116.85 feet, bavin& a radius of 250.00 feet, a delta of 26 ° 46'48",
and !;& low chord which twars North 571-3157 West, 115.79 feet;
3. then6e North 44°0628' best, 329.64 feet to the ftst&ty right-of-way of South Meridian Rd.;
thence along said right-of-way North 00'' 25'38" East, 275.48 feet;
thence Horth 6711051" East, 65.31 feet to the Southerly right -of wa)i of E. victory Rd.;
thence along said rWt-of-gray North 85 ° 58'45" East, 89.71 feet;
thbwe continuing along said right-of-way North 89' 24'x" East, 430.98 feet;
theme North 06'1751w West, 32.00 feet to the PDI1NT OF BEGINNING.
Containing 30.079 acres, more of less.
Prepared by: Q8575
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J -U -B ENGINEERS, Inc.
er / z 71D
Rogptd M. Hodge, P.L.S.
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Parcel name: 1
North: 69643§. 2960 East : 245 51.48.1.5 65
Li n't Cou rse : � 1594.71.1. E Length: 1236.8327
N:%tR: 696442.71.81. East : 2456384.9726
Line Course: S 05.289 E Length: 350.ODW■
Morth: 696092.7228 East : 2456386-7899
Curve Len the 317.5000 Radius: 31.7.50W
D� ta: 1018.592 TangeUt: 1.73.451.0
Cho ril: 304.4352 Course: S 504.007 W
Course■zn: S 1594.711Course out: S 586.697 E
RP toorth: 696091-07420East : 245(p69.2942
End .North : 695824!8015 East : 2456242.22 51.
Line CouFse: S 1.026. X12 IN Length: 46.1900 ■ ■
Y
North: 695800.1364 East 2456233.1.719 �
Curve Len the 23 .0599 Radius: 682.5000
De ta: 35 .798 Tangent: 219.7362
Chord: 235-8701 Course : s 849.313 1w
Course In: 5 573.788 E Courset: R 927.586ign
RP North: 695223.0897 Eaf : 2456567.6212
End North: 695641.61.80 East : 2456028.5106
Line Course: 50635.096 U Length: 50,0000 ..
North: 995601.0261 East : 2455990.3164 +.
Curve Lf th : 1.73.5600 Radius: 530.5600
■Dta: .2 •e 333 08 Tang�'nt. 87.5622 L ,
Chord: 172.7872 Course: 5 468.492 W t�
x
Course in: s 964.904 E Course Out: N 1298'212 w
RP North: 695291.2408 East : 2456430.0448 i
End Moth: 695446.1.952 East': 2455922.61.69
S 339 210'.W Length: 7.8200
Line Curse: M ■ ■ ■
North: 695438.848 East 2455920.0606 .
Line Course: NiIR60.820 M Lengths 1086.8800
rth: 695794.0729 East : 2454892.8835
Curve Le th a 116-8500 Rgdi u%:
250,0000
Delta: 76.090 Tangent:
59.5124
Chord: 1.15.7893 Course: M 1022.775 w
Course in: N 339.1.80 E Course out: S 81.5.270 W
RP North: 696030.3403 East 254974.6009
End ■North : 695856.2335 Eas 2454795.1941
Line Course: N 784,731 w Length: 329.64
North: 6960 2.7920 East : 245 J565i 6236
Line Course: io 07,,7595 E Length: 275.4804
Wbrth: 696368.2643 East : 2954567.6777
Line Gou rse : N 1194,3260E Length: 65. X100
Mbrth : 696393.5931 0Eatt 2454 .8761. 0
�e C u rhe : N 99, 518 E 4engoth : 89.7100 • •
rth: 6 9.8835 M East : 24717.3653
Line Course: N 1589'580'E Length: 43.9800
porch: 696404,2922 East : 2455148.3227
Line Course: N 05.289 Length: 32,43
worth: 69§436.2960 East : 2455148.1566
■oo m I ■ ■
Peri�er:■ 4845.81.70 Area: 1, 3101 53 sq. ft. 30.08 acres
Mapcheck closure --(uses listed courses, radii, and deltas)
Error Closure: 0.(40 Course: N 571!380■E�
Error North: 0.00003 East : 0.00002
Precision 1: 4, 845 , 81.6, 900.0000
Page 1
■
R
ra
Project, 10-06-074
Daae: July 5, 2007
PARCEL DESCRIPTION
CAVANAiJGHoCOlMAERCIAL SITE
ZONE CN EAST
ThQt portion of the Northwest'/ of Section 30, Township 3 North, Range 1 East, Boise Meridian, Ada
County, Idaho, and more particularly described as foltows:
Commencing at the Northwest corner of Section 30 from which the North ,A corner of said Section 30
bears North 89 `42"004East, 2,450.83 feet, thence atop# the Northerly boundary line of the Northwest i,
North 89042'09"' East, 1, 351.38 feet to the POINT OF BEGINNING,
thence continuing along said line, North 89e42'09" East, 535.45 fit;
L;
thence South 00* 17'51 " East, 350.00 feet; :r
thence along a curve to the right 266.25 feet, having f radius of 317.50 f&et, a delta of 48 `02'50"and a
long chord which bears South 23'4334" west, 258.52 feet; '
thence North 42' U 45�west, 53.55 feet;
thence along a curve to the left 179.30 feet, having a radius of 200.00 feet, a delta of 51'21'54", and a
tong chord which bears North 67' 59'42" Test, 173.35 feet -
thence South 86-m-'1921" Test, 56.47 feet;
thence North 0304939" west, 177.90 feet;
thence North 48?140'39" west, 133.72 feet;
thence along a curve to the right 168.91 feet, having a radius of 200.40 feet, a delta of 48 23`24and a
toN chord which bears North 24'28"57"' Nest, 163.94 feet; '
thence North 00' 1715" west, 67.92 feet to the POINT OF BEGINNING.
Containing 5.129 acres, more or Less.
Prepared by:
J -U -B ENGINEERS)9nc.
Gregory E. Nolkesvig, P.L.S.
BY VIE PP VAL
Sam
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WRID1gN PUBLIC
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ZONES.txt
Parcel name: CNEASTI
V-1
North: 696439.9378 East: 2455849.5283
Line Course: N 89-42-09 E
Length: 535.4516
North: 696442.7180
East: 2496384.9725
Line Course: S 00-17-51 E
Length: 350.0000
North: 696092.7228
East: 2456386.7899
Curve Length: 266.2499
Radius', 317.5000
Delta: 48-42-54
Tangent: 141.5170
Chord: 258.5169
Course: S 23-43r 34 t111
Course In: S 89-42-09 Ulf
Course Out: S 42--15-01 E
RP North: 696091.0742
East: 2456069.2941
End North.* 696856.0560
East: 2456282.7717
Line Course: N 42-18-45 W Length: 53.6600
North: 695895.6554
East : 2466246.7233
Curve Length: 179.2996
Radius', 200.0000
Delta: 61-21-56
Tangent: 96.1797
Chord: 173.3556
Course: N 67-59-431
Course In: S 47-41-15 W
Course Out: N 03-40-41 111E
RP North: 695761.0206
East : 245 498.264
End North: 695960.6086
East: 2456085-9964
Line Course: S 86-19-21 1111
Length: 56.4700
North: 695956.9866
East: 245022.6427
Line Course: N 03-40-39 Ulf Length: 177.9040
North: 696134.5243
East: 2456018.2321
Line Course: N 48;40-39161E
Length: 133.7200
North: 696222.8152
East: 2455917.8077
Curve Length: 168.9101
Radius: 200.0000
Delta: 48-23-21 Tangent: 89.8608
Chord: 163.9347
Course: N 24-28-591111
Course IM: N 41-19-21 E
Course Out: S 89-42-42 W
RP North: 696373.0162
East : 245.P049.8671
End North: 696372.0097
East: 2455849.8696
Line Course: N 0007-15 W
Length: 67.9291
North: 696439.9379
East: 2455849.5287
Perimeter: 1989.4807 .Area: 223,410 sq. ft. 5.13 acres
Mbpcheck Qlosure ; (Uses listed courses, radii, and deltas)
Error Closure: 0.0005 Course: N 74-W8 W
Error North: 0.00013 East: 0.00048
Precision 1:3,978,960.4000
y
Page 1
Project. 10-06-074
Date: July 5, 2007
PARCEL DESCRIPTION '
7
CAVANAUGH COMMERCIAL SITE
ZONE TNG
That portion of the Northwest a of Section 30, Township 3 North, Range 1 East, Boise Meridian Ad
County, Idaho, and more particuLarly described as follows; a
Commencing at the Northwest corner of Section 30 from which the North Y-4 corner of said Section 30
bears North 89042%" East, 2,450.83 feft, thence long the NvrtherL SoundaryLine ofY the Northwest I
North 89 wj42'09" East, 731.50 feet to the POINT aFEGINNiNG;
thence continuing atong said Line., North 89'42'09f East 619.88feet, •
thence South 00617'15" East, 67.92 feet; thenc6 along a curve to the left 168.91 feet, having a radius i us of
200.00 feet, a delta of 48'23'24"', and a tong chord which bears South 24"28'57" East� •
X163.94 feet,
r'
thence South 48`40'39" East, 133.72 feet;
thence South OY. East, 177.90 feet;
P:
thence North Be 19'21" East, 56.47 feet;
thence along a curve to the right 379.30 feet, having a radius of 200.00 stet, a delta of 51 *21'54!',
tong chord which bears South 67"59'42"' East, 173.35 feet;
thence South 4Z` 18'45" East, 53.55 feet; thence along a non talent curve to the right ht 51.25
a radius of 317.50 feet, a delta of 09 * 14'55" and a Lon c - g feet, havir�
feet;
s g chord which bears South 52■ 22'26" west, 51.20
thence South 57" 43`Z8" west, 46.19 feet;
thence along a curve to the Left 237.06 feet, having a radius of 682.50 feet, a delta of 19"54'04" and
tan chord which Fars South 47 4676" west, 235.57 feet; a
thence South 35`4327" west, 50.00 feet;
■
thence along a curare to the left 173.56 feet, having a radius of 530.56 feet, a delta of 18"4434";
tong chord which bears South 26a 2111IY west, 172.79 feet;
and a
N.
thence South 19 `04`50" west, 7.82 feet to the Northerly right-of-way of the Ridenbau h Canal;
thence atong, said right-of-way Forth 70955'16" west, 782.81 feet;
thence North 19' OT44" East, 43.80 feet;
thence along a non tangent curve to the right 105.84 feet, Irving a radius of 100.00 feet a detta of
60' 3827", and a tong chord which bears North 11 142411 west, 100.97 Feet; '
thence North 19 04'50" East, 123.38 fit;
-- - � ■i�� ?�-�;�.�#���; ��i1�:F�'_'F;�i!i�El=ice, ?e�.:;.:�.w.�:
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Commercial Site
July 51 2007
Page 2
thence along a curare to the left 100.73 feet, having. a radius of X98, 0� few, a aielta of � � � '.
Long chord which bears North 09 023'47" East 100. 26 feet- z2 05 , and a
thence North 00` 1715" West, 386.10 feet to the POINT GE BEGINN1 G.
Containing 16,489 acres, more or less.
Prepared by;
J -i1-$ ENGINEERS., Inc. r,.
Gregory E. Ho! svi g, P.L.S.:.'yam -
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REV VAL
BY ri3
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MERIDIAN PUBLIC
WORKS
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ZONES. ct
Parcel name: TNC 1
North: 696436.7191
East: 2455229.6453
Line Course: N 89-42-09 E Length: 619.8903
Morth: 696439.9378
East: 2455849.5282
Line Course: S p'17-fal5 E Lenj1h: 67.9t9l
North: 696372.0096
East: 2455849.8691
Curve Length: 168.9101
Rad�us:2W.0000
Delta: 45-23-21
Tangent: 89.8605
Chord: 163.9347
Course: S 24-28-59 E
Course In: N 89-42-42 E
Course Out: S 41-19-21 W
RP North: 696373.0160
East: 2456049.8665
End North: 096222.8150
East: 2455917.8072
Line Course, S048m-40-39 E
Lengthy 133.7200
North: 696134.5202
East : 24560 181916
6
Line Course: S 03-40-39 E
Length: 177.9000
North: 695956.9865
East: 2456029.6422
Line Course: N 86-19-21 E
Length: 56.4700
North: 695960.6085
East: 2455085.9959
Curve Length: 179.2996
Radii%: 200.0000
Delta: 51-21-56
Tangent: 96.1797
Chord: 173.3556
Course: S 67-59-43 E
Course In: S 03-40-41 E
Course Out: N 47-41-15 E
RP North: 695761.025
East: 2456098.8259
End North: 695895.6552
East : 2456246.7228
Line Coursg:,g 42-18-45 E
Length: 53.5560
Uorth: 6%5856.0558
Fist : 2456292.7712
Curve Length: 51.2504
Radius: 317.5000
Delta: 9-14-55 Tangent: 25.680
Chord: 51.1944
Course: S 52-22-26
Course In.* N 42-15-01 W
Course Cut: S 33-00-06 E
RP North: 696091.0741
East: 2456069.2936
End North: 695824.8012
East : 2451242.2243
Line Course: S 57-43-28 W
Length: 46.1900
North: 695800.1361
Curve Lengtf h.37.0595
East : 2456203.1711
Radius: 682.5000
Dena: 19-54-04 Tangent: 119.7362
Chord: 235.8701
Course. S 47;46-26 W
Course In: § V-16-32 E
Course Out: N 52-10-36 VV
RP North; 69523.0894
East: 2456567.6204
End North: 695641.6180
E%t : 24�Q028.5100
Line Course: S 35-43-27■W
0
Length: 59.00og
North: 695601.0262
East 9 2455999.3158
Curve Lgngth: 173.5610
Radius: 530.5600
Delta: 18-44-35 Tangent: T1.5622
Chord: 172.7872
Course: S 26E2 1 -10 VIA
Course In: S 54-1633 E
Course Out: N 73-01-68 W
RP North: 6,g529J .2408
East : 2456430.0442
End North: 6954 .'1943
Line Course: S 19-04-50 W
Ealt : 2455922.6161
Length: 7.8200
North: 695438.8039
East: 2455920.0597
Line Course: N 70-55-16 SIV
Length: 782.8100
North:: 695694.5808
East: 2455180.2500
Line Course: N 19-04-44 E Length: 43.8000
Page 1
F�4'Jl.���:tFF+iS4rl•IiM i�.�A�i. ■. h ,� R�*'�� "M .�4`,w �5��,*.4 i�CJ .., _ }'T �_•.�t' _ _ _ � � i � l+�_ 7� �� •� • y .y.. _ _
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Noah: 695736.0748
ZON ES. tit
East: 2455194.5668
Curare length: 105.8442
Radius: 100.00oo
Delta: 60-38-31
Tangent: 58-443
'Si
Chord: 100.9686
Course: N 11-14--251
Course in: N 48-26-19 E
Corse Out: N 70-55-10 W
RP North: 695802.4170
East: 2455269.3914
End North: 695835.1668
East 9 2455174.8854
Line Course: . -N 19-04-50 E
Length: 123.3800
North: 695951.7083
East : 2455215.2180
Curve Length: 100.7305
Radius: 298.6000
Delta: 1922-02
Tangent: 50.8501
Chord: 100.2511
Course: N 09-23-46 E
Course In: N 70-55-13 W
Course Out: N 89-42-45 E
RP North: 696049.1195
East: 2454933.5887
End North: 696054.6148
East: 2455231.5849
Line Course: N 40-17-16 X11! Length: 386.1089
North: 696436.7189
East: 2455229.6457
Perimeter: 3566.2184 Area: 718,278 sq. ft. 16.49 acres
Mapcheck Closure - (Uses listed courses, radii, and deltas)
Error Closure: 0.0407 Course: S 66-04-13 X111
Error North: -0.00028 East., -0.00062
Precision 1: 5, 094, 5%:4286
0.
m
Page 2
;�f.
■
Project: 10-06-074
Date: July 5, 2007
PARCEL DESCRIPTION
MENE ■ No No
IL' CAVAN A UGH COMMERCIAL SITE
ZONE CN WEST
That portion of the Northwest , of Section 30, Township 3 North, Range 1 East, Boise Meridian, Ada
County, Idaho, and ;more particularly c*scribed as f OLL4ws:
Commencingat the Northwesst corner of Sect' � •
� 30 from which the North f corner of said Section 30
b� Na�h 89 19" East,2..,;5 .��ef, tip ce alons the Northerlytowndary line of the %rthwest V4
North 8W42'0911 Vst,�50.00mfpt.Lo thg POIN100F BEGINNIM;
thence North 89-42'09" East; 81.49 feet;
thence South OW 1715" East, 386.10 feet;
thence along a curve to the right 100.73 feet, having a radius of 298.00 feet, a delta of 19.22'05", and a
long chord which bmr?South 09'2348" West, 100.26 feet;
thence South 19'04'50" West, 123,38 feet$,
thence along a curve to the left 105.8.4 feet, having a radius of 100.00 feet, a delta of 60038'27",and a
long chord wl iCftears South 11* 14`130" fast, 100.97 feet;
thence�putp 1ViL44' west, 43 SVeet to the Norther[ ri ht-of-wa oft y right-of-way he Rtdenbau Canal,
thence along said rjt-of-wAy the following 3 courses
■
1. North 70* 55'16' west, 304+07 feet;
2. thence :longi of curvy to the right 116.85 feet, haWng a radius of 250.00 feet, a delta of 26 `4648",
and a long, chord which bears North 57" 31'52" west., 115.79�feet;
3. thence North 44'08'28'` west, 329.64 feet to the Easterly right-of-way of South Meridian Rd.;
thence along said right-of-wayNorth n0' 25'38" East, 75.480feet;
■
thence North 679 951" East, 65.31 fe td the Soul erly r2 ht -of -way of E. Victory Rd.;
■ ■ ■
thence along said right-of-wa north 85.58'45" East �9i.71 feet;
thiii
ence continuin a an said ' ht- - �' �� 1 ' ■
of gray r 89124 50 Easy 430.98rteet ■ ■
7RE L
thence North 00' 17'51 "' fest, 32.00 feet to the POINT of AINNING,■ ■ ■ MENE ■�■■ No■ ■
■
Containing 8.461 acres, ;more or less. � .� �� 1 A ■
■ ■ ■ 0110
■ WORKS DEP ■1
PrAared by:
JT-B'ENGINEERS, Inc.
Gregory E. Ho lkesvi s3, P.L.S.
GEH:[hc ■
HADSMO-06-074 • Kastera Cav91;Wgh Srdb1l0-06-074-Admin\DescriptionAl0-06.074-Cavanaugh COMMLrC12d Site CN WEA.doc
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ZONES.txt
Parcel name: CNWEST1
North: 696435.2960
East: 2455148.1584
Line Course: N 89-42-09 E
Length: 81.4908
North: 696436.7191
fast : 2455229.6481
Line Course: S 00--1716 E
Length: 386.1060
North: 696050.6180
East= 2465231.5874
Curve Length: 100.7305
Radius: 298.0000
Delta: 19-22-02
Tangent: 50.85n
Chord: 100,2511
Course: S 09-23-46 W
Course In: S 89-42-45 W
Course Out: S 70-55-13 E
RP North: 696049.1227
East: 245495911
End North: 695951.7114
East: 2455 1t-.2204
Line Course: S 19-04-50 W Length: 123.3800
North: 695835.1099
East : 2455174.8878
Curve Length: 105.8402
Radius: 100.0000
Delta: 60-38--31
Tangent: 58.4843
Chord: 100.9686
Course: S 11-14-25 E
Course In* S70-55-10 E
Course Out: S48-26-19 W
RP North: 695802.4202
East: 2455269.3938
End North: 695736.0760
East : 2455194.5693
Line Course: S 19-04-44 W Length: 43.8000
North: 695694.6840
East: 2455780.2524
Line Course: N 70-55-16 VII Length: 304.0704
North: 695794.0752
East: 2454892.8851
Curare Length: 116.8498
Radius: 250.0000
Delta: 2646-48
Tangent: 59.5124
Chord: 115.7893
Course: N 57-31-52 VII
Course In: N 19-04-44 E
Course Out: S 45-51-32 W
RP North: 696030.3426
East: 2454974.6026
End North: 695856.2356
Qst: 2454795.1959
Line Course: N 44-08--28 VIS Length: 329.6400
North: 696092.7941
East : 2454566.6254
Line Course: N 00-25-38 E
Length: 275.4800
North: 696368.2669
East: 2454567.6794
Line Course: N 67-10-51 E
Length: 65.310'1
North: 696393.5952
East: 2454627.8779
Line Course: N 85-58-45 E
Length: 89.7100
North: 696399.8856
East: 2454x17.3671
Line Course: N 89-24-50 E
Length: 430.9800
North: 696404.2943
East : 2455148.3245
Line Course: N 00-17-51 SII
Length: 32.0014
North: 696436.2953
Q% East: 2455148.1583
Perimeter: 2485.3882 Area: 368,565 sq. ft. 8.46 acres
Mapcheck Closure - (lyses listed courses, radii, and deltas)
Error Closure: 0.0007 Course: S O4-36-16 VII
Error North: -0.00075 East : -0.00006
Precision 1: 9,650,,555.2857
Page 1
'� x; i�D ?t w 0 vl�
Cavanaugh
Exhibit E
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ARCHITECTURAL VISION AND GUIDELINESS
For:
Presented by:
JDEVEIM
.oF�1T
15711 Highway 55
Boise, Idaho 83714
(208) 939 -LAND
(208) 939-8170 fax
TABLE OF CONTENTS
4
Introduction to Cavanaugh ................ w..............................................................page 1
r
The Caven Home..............................................................................................page 2
Organic Architecture■.....■.....................■......s.s....Osseo
rsrrs...w....■....r..r.....r.w.w.......r.page 6
Introduction to "The Boardwalk" 0 0 0 0 .. .. ............. ..............
0.0 0 0 ............................. page 8
Commercial Property at "The Boardwalk..
........................ ...................page 9
Commercial Property Zoned C -N ............................................page
15
Commercial Property Zoned TN -C
.......................................... page 16
Residential Property at "T%e Boardwalk" w..
w ............ ■ ...........................page 18
Residential Property at Cavanaugh.................................................................page
18
• ff ff
`domes In The Boardwalk■......■..............w.............,.■........,...r..w..........page 20
Homes North of the Ridenbaugh Canal ....... ......................................... page 21
Alley Loaded Homes.................................................................page 21
PatioHomes...............................................................................page 24
Single Family Homes....................seen
..w..........■■.....w........r...........page 24
Homes South of the Ridenbaugh Canal .................0...0 ...........................page 25
Landscaping at Cavanaugh................................................................................page 26
.Architectural Committee .............................. ..w...moose
............,.............................page 29
t (<
Architectural Vision and Guidelines - Page 1 of 30
k w
KRstern Development LLC - Development Applications
Rezone Application Exhibit E
Introduction_ to Cavanaugh
Cavanaugh is a one hundred and seventy seven (177) acre neighborhood located in the heart of
south Meridian and the Treasure Valley. It promises to be truly a unique community. As
Meridian's first planned community, it offers a mixture of office, retail, education, services,
worship, leisure and a variety of housing. Cavanaugh offers unparalleled amenities including a
spectacular thirteen thousand (13,000) community Civic/Social Hall. Living in Cavanaugh
provides families of all ages the opportunity to enjoy natural and open spaces, modern amenities,
signature architecture, and most importantly, the convenience of proximity to work, shopping,
and relaxation.
Architecture at Cavanaugh is a unique and exciting component to the neighborhood. AlthouOh
the overriding theme is based on the characteristics of organic architecture, standards outlined in
this guideline are intended to foster a unified expression more than identify specific styles.
Designs are encouraged to be inventive; defining new and creative architecture. These
guidelines will provide the thread to weave a pattern throughout Cavanaugh.
It is the responsibility of each Cavanaugh land owner and/or his agent(s) to read and understand
w -
�- Fy the Declaration of Covenants, Conditions and Restrictions (CC&R's) prepared for Cavanaugh, as
well as these Architectural Guidelines. The CC&R's and Architectural Guidelines are intended
to complement each other. If conflicts between the documents arise the more strip ent ideline
g �
shall be adhered to. These guidelines are used by the Architectural Review Committee (ARC) to
enforce the standards set for Cavanaugh.
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Page 1 of 30
0 -go Architectural Vision vind GuMetines - Page 2 of 30
The Caven Home
Jerry Caven, a successful entrepreneur, began his career as a teacher in Boise, Idaho where he
lived most of his life. In 1965, Jerry started his first McDonald's franchise which has led to a
variety of restaurant chains throughout the region. In his youth, he set a conscious asset goal that
he would someday own "a home with a fireplace."
Jerry and his wife Muriel decided to build a home where they could raise their five children.
They wanted the very best architecture available at the time. They selected Darrel McMillan,
AIA of Sun Valley, Idaho. The home took 5 years to build. Construction started in 1978, and
the Caven family moved into their new home in 1983.
Over the years, Jerry has operated several businesses in Boise, one of which was a small
construction company_ Jerry was the construction superintendent on his own home. The home
incorporates over 450 tons of hand cut stone from Steen Mountain near Sun Valley, Idaho. The
stone was rail shipped from Blaine County to Meridian. The home features an extensive use of
select grade oak. The very best source of oak in the United States was located in Floyds Knob,
Indiana. Twenty-five railroad flat cars of rough oak were shipped from Indiana to Boise where
it was graded and milled specifically for this home. There is a large amount of large steel beams
in the home design. A massive fireplace on the second level features hand stacked stone with a
single rock in the center that weighs over two tons. This stone was hand selected and hand
positioned. The fireplace is suspended in a hanging design using steel supports twice the size of
r railroad ties, because Jerry never wanted to see a crack in any masonry joint. The quality of
construction throughout tAehome is emaculate.
The home has been visited by architects from all over the world to appreciate its unique design
and construction and is considered to be among the very best example of quality construction
and design in the United States. The home incorporates a modern design true to the 1970 period,
and is a fantastic example of organic architecture. It draws from an obvious influence from the
work the great American architect, Frank Lloyd Wright.
Page 2 of 30
-1
■ ■ ■
The home will be used as an,anchor for the desi n of Cavanaugh. he home exu8es many
■ 1■
qualities that will be encouraged to be repeated In the structures at Cavanaugh. The following
includes a list of T*en One (2 1) Ident:i&I*n& Features in the Ckyen Home that will be used
as a reference throughout the Architectural Guidelines:
• The lay of li hehade using cantilevers, overhangs, balconies, and pergolas.
Consider the imagery cast by shadows.
• Basic geometric masses horizontal in perspective or features that are horizontal in
• A variety of texture in massive planes.
• Repeating patterns in beaf'h work and materials.
Page 3 of 30
Architectural Vision and Guidelines - Pige 4 of 30
Inte�r�n of in&r�' rend exterior sLYces tlu?oV&h the use of . -.skylights, captured
. parent
%uqTgpe.. The majorityRo4he wirjjJ�gwsare ricifil north to r!l&imizejenq-gy
•
light.
tilding
PlIte cocheres.
• Exterior spaces that blend with the site and surrounding architecture.
Page 4 of 30
�1,
• Joints that appear disconnected by a .gap that oasts shadow (floating ceilings).
Massive structural components.
• Stone walls at the Caven home use Trail Creek stone. The natural stone is used as a
structural component applied with minimal or no grout lines. In Cavanaugh, stone
must have a structural appearance and not a veneer look. Stone is not permitted to
terminate at an outer corner, but must wrap around and continue to a point of
corner.
• Materials are true to their nature. Exposed timbers are weathered and stained to
enhance the natural tones of the wood. Stone appears structural.
• Exposed aggregate concrete provides a variety of texture.
• A modern mix of colors; finished industrial products may use bright colors in contrast
to natural materials in subtle earth tones.
• Exposed redwood 4mber in a smooth finish.
• Smooth flni sh8d stucco.
• Copper edging, caps and accents.
Jerry Caven has been an exceptional figure in our community. He has operated his businesses
with honesty and integrity. Jerry and Muriel have been generous in their contributions to the
conlInunity and have offered time and resources to ministry work locally and internationally.
The Caven family was veFry pleased to learn that Kastera is preserving their home by converting
it into a one -of -a -kind Community Center and Civi c./S ocial Hall. It will stand as a tribute to their
family and Kastera's commitment to preservation and sustainable redevelopment.
Page 5 of 30
Architectural vision and Guidelines - Page 5 of 30
CI 0imanic Architecture
The term "Organic Architecture" was invented by the great American architect, Frank Lloyd
Wright. He is considered, by many, the true father of or-oanic design.
"So here I stand before you preaching organic architecture: declaring organic architecture
to be the modem ideal and the teaching so much needed if we are to see the whole of life,
and to now serve the whole of life, holding no `traditions' essential to the great
TRADITION. Nor cherishing any preconceived form fixing upon us either past, present
or future, but—instead—exalting the simple laws of common sense—or of super -sense if
you prefer ---determining form by way of the nature of materials..."- Frank Lloyd
Wright, An organic Architecture, 1939
The principles of organic architecture are encouraged at Cavanaugh. Organic architecture,
difficult to specify in exact features, is expressed better in emotion. It is recommended that
architects involved at Cavanaugh continue their education using the vast amount of literature
available on the subject.
Frank Lloyd Wright's philosophy of architecture was an extension of the teachings of his mentor
Louis Sullivan whose slogan "form follows function" became the mantra of modern architecture.
Louis Sullivan stated, "By speaking,generally, outward appearances resemble inner purposes."
Frank Lloyd Wright changed his mentor's s1bgan to "form and function are one", using nature as
the ultimate example of this integration. Wright inspired a movement that has spread throughout
the wor14. He has said, "For me, what an artist is, is a person who transforms nature by looking
at nature, passing it through the soul, and in the expression of what the soul experiences in
nature, something more natural than nature itself emerges." Using nature as inspiration, a
building or design' must .grow from the inside out weaving form and function. Organic
architecture is not an imitation of nature, but rather, incorporates nature's principles to build
forms that mirror the beauty and complexity of nature. The architecture creates a marriage with
the context of the site as opposed to forcing itself upon its surroundings. Structures display an
honest expression of fanct�on and a respect fq= natural properties of thg materials, ygt also allow
for an expression of individuality.
A clbaic i�mple of orgxnc architecture. Converted to the community clubhouse for Ctv#{n4ugb.
Page 6 of 30
k M a
Architectural Vision Wnd Guidelines - Page 7 of 30
Theorist David Pearson proposed a list of rules for organic architecture. It is known as the Gaia
Charter for organic architecture and Asign. It reads:
"Let the design:
• be inspired by nature and be sustainable, healthy, cc pserving and diverse.
unfold, like an organism, from the seed within.
• exist in the "continuous present's and "begin again and again".
• follow the flows and be flexible and adaptable.
* satisfy social, physical, and spiritual needs.
• 'tgrow out of the site" anti be unique.
• celebrate the sprit of youth, play and surprise.
• express the rhythm of music and the power of dance."
In his book, New Organic Architecture: The Breakin Wave, David Pearson instructs:
Organic architecture is rooted in a passion for life, nature, and natural forms, and is
full of the vitality of the natural world with its biological forms and processes.
Emphasizing beauty and harmony, its free-flowing curves and expressive forms are
sympathetic to the human body, mind, and spirit. In a well-designed "organic"
building, we feel better and freer.
Inspired by the non linearity and creative forces of rpture and biological organisms,
r ; organic architecture is visually poetic, radical, idiosyncratic and environmentally
awary; it embodies harmony of place, person and materials. organic architecture is
multi -faceted, free and surpris1P". Yet its myriad images, ever chaggeable and
overlapping, all grow and flower form the same seed ---the inspiration of nature.
"Green" or sustai liable architecture is evolving fast, too, but there is a danger that,
instead of being the vanguardlof a new, holistic architecture, it will become
engrossed in high-tefh and energy-savirg issues. Few eco -architecture projects go
beyond these parameters to explore the deeper world of spiritual expression and
organic form where the wonder and sensual beauty of the natural world are combined
with essential practical needs of economy, efficiency, ant conservation. what is now
coming, gas the Breaking wave, is a new architecture that expresses the union of
orgagic inspiratioli qpd truly sustainable design.
Patterns and forms in nature, such as the spiral and fractal, are products of internal
laws of growth and of the action of external forces, such as sun, wind, and water.
Architects learn to use natural forms from observing livi 4g structures: trees, bones,
shells, wings, webs, eyes, petals, scales, and microscopic creatures... They are the
very forms of life and growth and have been key inspirations in organic architecture,
whether for ornament, as in Art Nouveau, structure, as with Gaudi, or metaphor, as
with Makovecz.
The design vision for Cavanaugh embodies organic architecture. Cavanaugh will
certainly become the most organic neighborhood in Meridian and perhaps the Northwest!
Page 7 of 30
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Architectural Vision and Guideline - Page 8 of 30
f
Introduction to "The Baardwa�k"
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"The Boardwalk" is 30.1 acre village center, outlined by the Ridenbaugh Canal, Meridian Road,
Victory Road, and Cavanaugh way. It features a variety of office space, retail, specialty shops,
and a mixture of attached residential. It will be an ideal place to eat, shop, work, and play, all
within walking distance to a variety of housing types. Architecture within "The Boardwalk" will
have an obvious connection in style to the homes in Cavanaugh, but boast a unique identity of its
own.
All buildings will have a comfortable neighborhood feel using four sided architecture to ensure a
pleasant experience from all angles. Each structure will incorporate elements of organic
architecture and integrate interior and exterior spaces. The combination of lush landscaping and
inviting architecture will capture pedestrians and instill tranquility.
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Page 8 of 30
Architectural vision and Guidelines - Page 9 of 30
Ri
1
Commercial Property at ,"The Boardwalk"
Commercial architecture at "The Boardwalk" is strongly influenced by organic architecture
focusing primarily on the integratiojg of interior and exterior spaces. Designs should create a
comfortable, alluring environment that encourages pedestrians to sit, both inside and out, and
enjoy the setting. Using the Caven Home as inspiration, each building must incorporate a
minimum of twelve (12) of the Twenty One Identifying Features in the Cavep Home. These
features must be called out on the elevations plan of the structure's construction documents. A
short narrative will be prepped by a licensed architect on how the structure embodies traditional
"Organic Architecture". The narrative will be inserted into the construction documents.
Pedestrians are I priili.ary focus at " f he Boardwalk". architects are encouraged to find inventive
ways for people to interact with the architecture and with themselves. "The Boardwalk" will
create an environment that will appeal to the senses. This can be accomplished through shaded
sitting areas, statues, water features, a variety of texture, it anything stimulating, calming, or that
appeal to emotion. Pedestrians will desire to pause and experience.
II ■
�� Page 9 of 30
Architectural Vision land Guidelines - Page to of 30
4
} Awnings and pergolas are encouraged at retail and pedestrian settings. All proposed awnings
must be submitted for ARC review and written approval. If provided, awnings shall fit the
window bays to blend with or augment the architectural character of the building. The awnings
must be constructed of a material selected to complement the body color of the building and are
only allowed at .ground floor elevations. Awnings above the ground floor will be reviewed on a
case-by-case basis. Pergolas should extrude from the primary structure, complimenting the
architecture.
Additional levels will feature cantil --vWed bays and balcdhies. Second level occupants, weather
C.0residential or commercial, are encouraged to provide exterior space in the form of a cantilevered
patio or balcony. Pedestrians should feel embraced by the architecture. At specified vocations,
beamwork, or sky bridges will span the roadway and pedestrian pathways to interconnect
architectural strdctures.
Structures at "The B oardwaW are li : ited in height. Buildings should compliment the
surrounding neighborhoods instead of tower over them. To maximize area but minimize
building footprint and height, architects are encouraged to utilize basements.
Page 10 of 30
Architectural Vision and Guidelines - Page 11 of 30
All exterior colors are subject to approval by the Architectural Review Committee(ARC).
PP
Colors must vary from building to building, but will typically utilize subtle colors of the natural
environment. Exposed natural wood must be stained or treated, and it is encouraged to preserve
the natural tones and drain of the wood.
In the design of commercial buildings, which propose the use of a composite of exterior
materials, consideration shall be given to appropriate balance, both in terms of the amount of
each material, as well as the specific areas of their use. Heavier appearigg materials shall be
placed below lighter appearing materials. Materials should be quality, durable products.
All glals, plastic or other transparent skylight or solar device shalt be treated to eliminate
reflective glare. Clear, bronze or gray glazing is preferred over white translucent. Flat skylights
are preferable to domes. Solar collectors are encouraged at "The Boardwalk'; however, the
collectors must be flat to the roof. In addition, the majority of the mechanical portion of the
system must be contained within the structure and not positioned on the roof. Preliminary and
final ARC approval is required for all solar collection systems.
Wood, vinyl or prefinished metal frames and sashes are allowed. Clear or "low E" glazing are
required. No reflective,glass is allowed without ARC approval. Aluminum windows, door
frames and skylights must be factory painted or vinyl clad unless other treatments are
specifically authorized by sthe ARC. Interior window treatment shall harmonize with the exterior
facade. Bay windows shall extend to the floor level and be visibly supported, or extend
LN 6 completely to the ground. Door and window shutters shall be sized to cover the window.
Windows in woad-sheathecfwalls shall be surrounded with an appropriate trim board applied
PP
Mush with the wallsurface.
Roofing applications will be reviewed on an individual building basis. Wood shakes and
shingles are discouraged due to fire dander. Low slope single ply membrane roofs may be
permitted when a parapet and cornice are used to conceal all roof -mounted equipment from the
view of adjacent properties. Flat roofs shall be concealed by sloped roofs or parapet and cornice
walls. where sloped roofs are used, main roofs may have a maximum 8112 pitch, but are
encQ.uraged to utilize a low profile. Eaves shall overhang at least 18 inches and shall be visibly
supported by exposed rafter ends oPbraces. Laves less than 18" will be individually considered
by the ARC. All roof-mouAred components sucli as mechanical equipment shall be visibly
screened from vielg from any adjacent street. Locations Qf receiving devices are subject to
approval.
Gutters are recommended and may be required on some buildings. All Butt%s and downspouts
shall be designed as a continuous architectural design feature. Exposed gutters and downspouts
shall be golored or painte6 to blend in with the surface to which they are attached. All drainage
pipes connected to downspouts must be concealed from the view of neighboring properties or
displayed in a pleasing manner. In addition, this drainage must be accommodated on the
owner? s property.
Exterior lighting fixtures will have downward -directed light sources which are shielded with a
- minimally translucent material. Colored lamps are prohibited. Spotlights and floodlights are
prohibited except when activated by a motion detector and approved for safety locations. Street
lights are provided by the developer at intersections and along roadways. Additional pole
Page 11 of 30
CAMNAUGH
Architectural Vision and Guidelines - Page 12 of 30
lighting at parking lots and around buildings must match the adjacent lighting or submit a
complimenting light for ARC review. All exterior lighting fixtures are subject to ARC review.
Signs
Cavanaugh is positioned along State Highway 69 (Meridian Road), a vital transportation route.
The corner of Victory and Meridian Road is a busy signaled intersection which offers great
exposure for the commercial properties in "The Boardwalk". The layout was designed to
preserve an angled view from the intersection through the center of the main shopping corridor.
Signs at "The Boardwalk" should utilize exposure, but enhance both the building and the street.
Signs must be professionally produced and use elegant simplicity in design. Plastic or cardboard
store-bought or handmade signs are prohibited. Signs may be backlit, top or bottom lit with
single or multiple sources. Signs must be discreet enough not to overpower their surroundings or
context.
Each building may install a total of two (2) signs from the following types:
o Window Signs: Maximum sign shall be four (4) square feet.
o wall Signs: Maximum sign size shall be 5% of _ground floor facade area or twenty
four (24) square feet, whichever is less. Maximum sign height shall be eighteen (18)
feet above the sidewalk. Applied lettering may be substituted for wall signs.
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�� o Awning and Canopy Signe: Maximum sign area shall be ten (10) square feet on main
awning face, and four 4 square feet on awning valance. Lettering may appear but
shall not dominate sloped or curved portions, and lettering and signboard may be
integrated along the valance or fascia, or free standing letters mounted on top of and
extending above the fascia.
In addition, the following shall be permitted:
o One Projecting sign per building. Maximum sign area shall be six (6) square feet.
o Distance from the lower edge of the signboard to the wound shall be a minimum of
seven (7) feet. For single story buildings: top signboard edge shall be no higher than
the wall from which it projects. For multi -story buildings: top signboard edge shall be
no higher than the sill or bottom of the average second story window height. The
distance from building wall to signboard shall be a maximum of six (6) inches.
Maximum signboard width shall be three (3) feet.
o One entry sign per service entry, a maximum of two (2) square feet in area.
o One directional sign, a maximum two (2) square feet, facing a rear or side parking lot.
o Monument signs subject to review by Meridian and the ARC.
Signs considered exempt are as follows:
Page 12 of 30
_
Architectural Vision and Guidelines - Page 13 of 30
o Temporary cultural and public service window posters, when posted inside
` businesses, shall be permitted.
o Temporary promotional or special window signs, posted inside businesses, shall be
permitted for fourteen (14) days.
o Special signs, such as custom illuminated, shall be submitted for approval to the
ARC.
Signs considered prohibited are as follows:
o Signs on roofs, chimneys and balconies.
o Billboards.
o Neon or other gas filled signs unless they are mounted on the interior.
o Off-site advertisements.
o Flashing, blinking, moving, or mobile signs.
o Banners, expect for public events approved by the ARC.
Flagpoles, flags and banners require prior ARC review and approval before they 9may be
installed. Size of Haig and height of pole are also subject to ARC approval.
Other Resign Elements
overhea& doors should be carefully designed tp minimize visu 1 impact, but accommo ate
vehicle loading and unloading. when possible, it is encouraged to design overhead doors on a
sunken or basement level. Loading docks and service areas shall be visually screened from the
street and placed where they will not impact the view corridors.
Parking and drive corridors will comply with guidelines set forth by Ada County Highway
District and the City of Meridian. If adjoining property owners choose to functionally connect
their parking lots for shared parking, the landscaping requirements and number of spaces is
:,I
Page 13 of 30
Architgetural Vision and Guidelines - Page 14 of 30
subject to ARC and City of t4eridian approval. The number of continuous, side-by-side parking
stalls shall not exceed eleven (11), with interruptions of trees and landscapirIg. No parking
whatsoever shall be allowed in access and alley easements; it is each owner's responsibility to
see that their guests, invitees, and lessees abide by this condition. No vehicles shall be parked in
the street for more than twenty four (24) hours at a time. Parking lot designs should provide for
the necessary parking spaces and related landscaping and pedestrian access.
At least one paved, continuous and direct pedestrian walkway through the parking lot to the
building shall be provided. It shall be a minimum of eight (8) feet wide. The walkway must be
adjacent to a minimum five (5) foot wide landscape strip, with trees planted every twenty to
thirty (20-30) feet on center, depending on the tree crown diameter. When the walkway crosses
a driveway, the walkway paving treatment shall be continuous. The walkways shall have
weather protection (including, but not limited to, an awning or arcade) within twenty (20) feet of
all customer entrances.
Siteutilities for each structure are to be installed underground. Exposed plumbing, electrical,
and all other utilities and services are prohibited. Utility boxes and meters are to be located
and/or screened so as to minimize their visual exposure to road*ays and pedestrian pathways.
They shall be installed according to the guidelines provided by the utility companies. All meter
housin8s and junctions must be painted to match the adjacent architecture. Mechanical
equipment shall be located within designated areas and screened to minimize visual and sound
impact. Screening materials must compliment adjacent building materials. Chain link
enclosures are prohibited.
When not provided by other structures, each commercial building shall have a screened service
yard enclosing garbage, recycling, and trash containers, landscape debris, outdoor maintenance
equipment and so forth. Service yards may be detached from the building and must be screened
from view of other buildings or roadways in a pleasing way. Chain link enclosures are
prohibited.
Page 14 of 30
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Architectural Vision And Guidelines - Page 15 of 30
All service yards must be reviewed and approved by the ARC. owners are responsible for their
own garbage and trash removal during and after construction. Construction sites must be kept
clean from trash and construction debris at all times. Construction sites that are not kept clean (at
least weekly removal of trash and construction debris) may be subject to the ARC action.
Burning or dumping of garbage, landscape debris or trash is prohibited.
Modi tied Zoning Plan
"The Boardwalk" is divided into three zoning area§ that consist of the C -N and TN C zonings as
shown below. Guidelines specific to these zonings are outlined in the following sections.
9 0� #. 0 R 11 1
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Commercial Property Zoned C -N
Commercial propefties within the C -N zoning area wiu comply with the allowed uses the City of
Meridian's zoning code with the exception of a neighborhood market that may exceed the size
standard. Buildings will have a front setback of twenty (20) feet, a rear setback of twenty five
(25) feet, and a side street landscape buffer often (10) feet for local streets. Buildings will have
a maximum building height of thirty five (35) feet.
Facades visible from a public street shall incorporate modulations in the facade, roofline recesses
and projections along a minimum of twenty percent (20%) of the length of the facade. The
primary building entrances shall be clearly defined by the architectural design of the building.
Windows,, awnings, or arcades shall total a minimum of thirty percent (30%) of the facade length
facing a public street. Roof design shall demonstrate two (2) or more of the following: 1)
overhanging eaves, 2) sloped roofs; 3) two (2) or more roof planes; 4) varying parapet heights;
and 5) cornices.
Page 15 of 30
ct,
Architectural Vision and Guidelines - Page 16 of 30
All ground level and rooftop mechanical equipment shall be screened to the height of the unit as
viewed from the property line. Exterior building walls shall demonstrate the appearance of high
quality materials of stone, brick, wood or other native materials. Acceptable materials include
wood, tinted or textured masonry block, textured architectural coated concrete panels, or stucco
or stucco like synthetic materials. Smooth faced concrete block, tilt -up concrete panels, or
prefabricated steel panels are prohibited except as accent materials.
A continuous internal pedestrian walkway that is a minimum of eight (8) feet in width shall be
provided from the perimeter sidewalk to the main building entrance. The walkway width shall be
maintained clear of any outdoor sale displays, vending machines, or temporary structures. The
internal pedestrian walkway shall be distinguished from the vehicular driving surfaces through
the use of pavers, colored or scored concrete, or bricks.
Ex#mple of: in office building
Codlmercial Property Zoned TN -C
Comme��ial properties within the TN -C zoning area will comply with the allowed uses the City
of 1Vjeridian's zoning code. Buildings will have a maximum building height of forty five (45)
feet and a minimum of two (2) stories. The maximum building footprint is twenty thousand
(20,000) square feet unless modified by the City of Meridian. n
F Structures are encouraged to be stair stepped in the massing of upper levels to create pedestrian
friendly areas at multiple levels. offsets in the exterior envelope are encouraged to create
exterior dining areas. Entries should be recessed and accentuated.
Page 16 of 30
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Architectural Vision and Guidelines - Page. 18 of 30
Residential Property at "The Boardwalk"
- "The Boardwalk" provides a wide range of housing types in order to appeal to families of
various income levels. It features sixty one (61) lame condominium units, thirty two (32)
apartments, and twelve (12) lofts totaling one hundred and five (105) attached residential units.
These units are positioned above and adjacent to the commercial uses and provide a transition to
the lower density residential in Cavanaugh.
Residentiai Property at Cavunwgh
Cavanaugh offers a wide variety of housing types and styles. Homes near Victory Road are
generally smaller in size on compact lots which are buffered along the roadway. Here you will
find homes more traditional in style. As you travel south, over the Ridenbaugh Canal and up the
hill, homes progressively become larger and more organic in style. Near the intersection of
Victory and Meridian Road, homes are intermixed with commercial property in a modern
fashion.
Common Residential Standards
All of the homes in Cavanaugh will be held to a high level of quality in design and construction.
Architects and builders should work together to create homes that will stand the test of time.
Builders are encouraged to utilize the latest in enemy conservation and LEED standards.
Thermal windows, low -e glass, and other energy saving methods for windows and doors are
encouraged.
L I The prudent use of materials may help minimize the visual impact of excessive height and mass,
(i.e., wainscoting, base trim boards, frieze boards, and belt courses are a few design alternatives
for effectively eliminating lord tall, uninterrupted walls.).
When masonry is used on the front of a building and it extends to any corner, it must extend at
least 18" around the adjoining side elevation. when possible, it should continue to an inner
corner where it can die into the architecture. Exterior finished material must be carried down to
within eight inches of,grade. Only eight inches of exposed foundation is permitted on any
exterior elevation.
All exterior colors are subject to ,pproval by the ARC. Colors must vary from building to
building, but will typically utilize sub Ve colors of the natural environment. Exposed natural
wood must be painted, stained or treated, and it is encouraged to preserve the natural tones and
gain of the wood.
Roofs at Cavanaugh will vary in material and pitch. Metal roofing is acceptable on secondary
features or accents, but not as a primary covering. No painted or glazed tile will be permitted.
Roofing materials should avoid bright colors, and large monochromatic fields of color. Flat
roofs are acceptable but must be sensitive to properties with a view from above. It is preferred
that flat roofs are secondary in area and are screened with pitched roof. Although roofs are
generally low profile, exceptions allow for up to 8/12 pitch. Eaves shall overhang at least
eighteen (18) inches and shall be visibly supported by exposed rafter ends or braces. Eaves less
than eighteen (18) inches will be individually considered by the ARC. No roof top equipment is
allowed without specific approval. Locations of receiving devices are subject to approval.
Page 18 of 30
Architectural Vision and Guidelines - Page 19 of 30
Creative, artistic expression is encouraged through skilled craftsmanship in stone patterns, wood
carvings, plaster patina, ironwork, light fixtures, brackets, ceramic and glass. Architecture
should strive for unique individuality, yet compliment the style of the neighborhood. The
individuality of ornamental features should be basic to the permanent character and quality of the
primary structure and its related landsca e, rather than appearing as an unrela.ccessory item.
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Garages should not dominate the house design. When possible, it is encouraged to design
garages on a sunken or basement level. Garage doors should be a slightly darker shade than the
main color of the residence to accentuate a recessed look, but not dark enough to call attention.
Side entry garages shall provide a back up area of at least twenty eight (28) feet and a turning
radius of at least twenty six (26) feet. Driveways may be concrete, asphalt or masonry pavers.
Site utilities for each lot are to be installed underground. Utility boxes and meters are to be
located and/or screened so as to minimize their visual exposure to roadways and adjacent
propefties. Trash containers, pool mechanical equipment, air conditioning equipment, and lawn
maintenance equipment are to be located within a designated area and screened so they are not
_ visible from roadways.
- -5
The design of pools must include appropriate fencing for safety. when building pools and
terraces on sloping sites, it is important to consider the visual exposure from the downhill side.
Stepped walls, terraced planting, and other landscaping should be used to blend the pool and
terrace structures into the topography. Due to environmental concerns, it is recommended that a
drywell be constructed to allow for disposal of pool backwash and draining. Pool equipment
must be enclosed within a walled screen that relates to the architecture of the primary structure.
Exterior lighting fixtures will have downward -directed light sources which are shielded with a
minimally translucent material. They should have concealed or filtered light sources with
minimum necessary wattage. Colored lamps are prohibited. Spotlights and floodlights are
prohibited except when activated by a motion detector and approved for safety locations. All
exterior lighting fixtures are subject to ARC review.
PMe 19 of 30
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10
Homes in "The BolkrdwalV
Homes within "The Boardwalk" are zoned TN C and must comply with the applicable code.
Buildings will have a maximum building height of forty five (45) feet and a minimum of two (2)
stories. The maximum building footprint is twenty thousand (20,000) square feet.
Using the Caven Home as inspiration, each building must incorporate a minimum of ten (l0) of
the Twenty One Identifying Features in the Caven Home. These features must be called out on
the elevations plan of the structure's construction documents.
"The Boardwalk" provides a wide range of housing types in order to appeal to families of
various income levels. It features sixty one (6 1) large condominium units, thirty two (32)
apartments, and twelve (I;) lofts totaling one hundred and five (105) attached residential units.
These units are positioned to provide a transition to the lower density residential in Cavanaugh.
Condominium units will range from two to three (2-3) stories high, and possibly utilize
basements. Each condominium has a private garage accessed from a rear alley. Each unit within
the dame building shall be designed with a variety in mass, color and texture to create a unique
identity, but must still maintain harmony along the streetscape.
Page 20 of 30
Architectural Vision and Guidelines - Plkge 21 of 30
Apartments are housed in a three (3) story building with a basement. They consist of a mixture
of one and two bedroom units. Entrance to units shall be spaced to increase individuality, and
shall be oriented
Lofts are found intermixed within commercial structures. Each loft has a private garage
accessed from the rear of the commercial property. These garages are encouraged to be sunken
or on a basement level.
Homes North of the Ridenbaugh Canal
I The area referred to in this section is located is located to the east of "The Boardwalk" and
consists of phases one, two, and three. It has a mixture of Alley Loaded Homes, Patio Homes,
and Single Family Homes. Alley Loaded Homes have an average lot size of thirty three hundred
and forty four (3,344) square feet with garages facing a rear alley. Patio Homes have an average
lot size of thirty six hundred and thirty one (3,63 1 ) square feet. Both Alley Loaded and Patio
Homes may or may not be attached units. Single Family Homes are strictly single family
detached homes that vary in size.
Single family homes comprise a large portion of phase one and all of phases two and three.
Using the Caven Home as inspiration, each home unit must incorporate a minimum of six (6) of
the Twenty one Identifying Features in the Caven Home. These features must be,;called out on
the elevations plan of the structure's construction documents.
Alley Loaded Homes
Alley Loaded Homes have a narrow building footprint with garages accessed from a rear alley.
These homes may be attached or detached. Home owners enjoy minimal maintenance with most
of the front and year yard in common maintenance. Cavities in the side of the building footprint
create a private inner courtyard or side yard.
Page 21 of 30
Attached Alley Loaded Homes are designed with attachedgarages, but separated living space.
This design concept provides the appearance of more traditional detached single-family homes
from the street, while providing opportunities for increased densities.
Alley Loaded Homes are 3ioned TN -R and mist comply with the City of Meridian's zoning
requirements. The minimum front setback is ten (10) feet to the home and twenty (20) feet to the
garage. The rearsetback is twelve (12) feet to the homeand twenty (20) feet to an alley loadgd
garage. The minimum side setback is five (5) feet for property lines adjoining unattached walls.
Attached walls obviously requireno setback. Side yards adjoini!►g a street require a ten (10) foot
setback. The mviAium height to aA eve providing roofVaccess is thirty (30� feet and the overall
maximus heWt is forty feet. All dwelling uniV shall ave a minimum of two (2) lights at the
front of the unit. All dwelling units on alleyaccessed properties shall have a minimum of two
(2) fights along the alley. All lighting required in this section shall prevent up lighting and shall
be on a photocell that activates the lighting at dusk and turns it off at dawn.
Page 22 of 30
Architectural Vision and Guidelines - Page 23 of 30
i4.
Page 23 of 30
Architectural Vision and guidelines -Page 24 of 30
Patio Homes
Patio Homes circle the .Alley Loaded Homes and are slightly larger in size. They are the smallest
units in Cavanaugh that feature a private back yard. Homes have a minimum size of twelve
hundred (1200) square feet exclusive of basements. Much like the Alley Loaded Homes, they
will range much larger adding diversity into the streetscape.
Due to the density of Patio Homes, visual dominance of,garage doors is a concern. It is
encouraged to design garages on a sunken or basement level. Garages on the main level must
not have more than one (single or double) door per structure plane. Adjacent doors must be
offset by no less than three (3) feet.
Patio Homes are zoned TN -R and must comply with the City of Meridian's zoning requirements.
The minimum front setback is ten (10) feet to ttW home and twenty (20) feet to the garage. The
rear setback is twelve (12) feet to the home and twenty (20) feet to an alley loaded�garage. The
minimum side setback is five (5) feet for property lines adjoining unattacKed,walls. Attached
walls obviously require no setback. Side yards adjoining a stree�,rquire erten (10) foot setback.
The maxif�ium height to an have providing roof�.ccess is thirty (30i feet and the overall
maximum heig�it is forty feet.
All dwelling units shall hive a minimum of two (2) lights at the front of the unit. All dwelling
units on alley accessed properties shall have a minimum of two (2) lights alqpg the alley. All
lighting required in this section shall prevent up lighting and shall be on a photocell that activates
the lighting at dusk anIturns it off at dawn.
Single Family Homes
The remainder of the homes north of the canal are zoned R-8. These homes are strictly single-
family detached units. The minimum front setback is fifteen (15) feet to the home and twenty
(20) feet to the garage. The rear setback is twelve (12) feet. The minimum side setback is four
(4) feet. Property lines adjoining a local street require a fifteen (15) foot setback, and twenty five
(25) feet for collector streets. The maximum building height is thirty five (3 5) feet.
Page 24 of 30
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Frederick C. Robie House, Chiclkgo, Illinois
Example of Single FAmiiy Home by Fmk Lloyd Wright
Example' of d
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Homes South of the Ridenbaugh Canal
Homes South of the Ridenbaugh Canal are generally larger homes startir;g at eighteen hundred
(1800) square feet, exclusive of basements. Many of the homes here enjoy spectacular views of
the Treasure Valley.
All of the homes south of the canal are zoned R-8. These homes are strictly single-family
detached units. The minimum front setback is fifteen (15) feet to the home and twenty (20) feet
to the garage. The rear setback is twelve (12) feet. The minimum side setback is four (4) feet.
Property lines adjoining a local street require a fifteen (15) foot setback, and twenty five (25) feet
for collector streets. The maximum building height is thirty five (35) feet.
Using the Caven Home as inspiration, each building must incorporate a minimum of fifteen (15)
of the Twenty One Identifying Features in the Caven Ho{}ie. These featurespust be called out
on the elevations plan of the structure's construction documents.
Page 25 of 30
u _ _ Architectural Vision and Guidelines - Page 16 of 30
Hillside homes present a low silhouette relative to their site context. Structures follow the
horizontal profile of the topography, with careful stepping of architecture, site wails, and terraces
to merge the downhill side of each residence back into the surrounding landscape. Each building
is designedito maximize views and minimize elevation. Exposed understructures ofsbuildings
built on hillside sites are nrohi lited_
Bore, Idilib■ Example of architecture blended with the sitLF
Landscapinaat Cayanaush
Streets at Cavanaugh will exceed the landscape and buffer requirements set by the City of
Meridian. Landscaping is a priority throughout Cavanaugh. we hope to create a comfortable,
establishedfeeling through the use of mature trees and to beautify the area with a generous
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amount of flowers, vines and bushes.
Cavanaugh identifies six categories of trees utilized to create themed streetscapes to enhance
their image and improve wayf nding. The six categories are defined as:
Shade Trees: A six (6) foot planter strip is provided between the curb and the sidewalk
of all local stfeets. Shade trees are planted frequently within the strip to beautify the
streetscape and provide shade for pedestrians. Shade trees are such that will minimize
long term disturbance to the sidewalk.
Canopy Trees: Canopy trees are paramount along residential streets. These trees
provide a second tier of green and shade that tower over the shade trees. Single=family
Page 26 of 30
_
Architectural Vision and Guidelines -Page 27 of 30
residences are required to have a minimum of one (1) canopy tree in the front yard within
ten (10) feet from the sidewalk.
Gateway Trees: These trees use color and scale as identifying markers for the entry
places for Cavanaugh.
Storefont Trees: Storefront trees are smaller in stature, have less leaf drop, and grow
vertically to keep branches away from awnings, signage, and storefronts.
Parking Lot Shade Trees: Parking areas associated with commercial and institutional
development are required to have shade trees. These trees must survive in an "auto
environment" and provide modest to fast growth for shade.
Buffer Trees: Buffer trees are utilized along collector and arterial streets, and in
transition areas to provide a visual, and sound buffer. These are hardy evergreen trees
with dense leaf and branch growth. Street landscaped buffers are required by the City of
Meridian, and Cavanaugh will exceed these requirements.
Other Design Elements
Pedestrian walkways, joWing paths, and bike paths are critical to Cavanaugh. They provide a
trail network throughout the neighborhood and continue throughout the region through the
Ridge -to -Rivers Pathway Pan. The Ridenbaugh Canal is an integral part of this plan. The canal
bisects the neighborhood along the southern boundary of "The Boardwalk" making it a
convenient pedestrian corridor. Trails along the Ridenbaugh will be lush and charming with
points of discovery along the way. Foot bridges allow pedestrians to easily cross the canal to
access amenities and pathways throughout the neighborhood. The architecture and landscaping
in Cavanaugh should continue this pedestrian friendly feel. Parking lot walkways should
incorporate trees and inviting landscape. Entry walkways to homes and business should be
designed to enhance the entry and connect the building to the neighborhood.
Pergolp over
Each building site shall be developed with minimal impact to the existing topography. All
excavation spoils must be removed from the site. All area$ disturbed during construction must
. be restored to their original appearance or in accordance with an approved landscape plan.
Page 27 of 30
A drainage plan must be included as part of all construction and landscape submittals, and is
subject to ARC approval. A site drainage must be retained and disposed of on the owner's
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property. The use of bio-swales is encouraged. Provisions for the disbursement of roof, gutter,
site, landscape, walkway and parking lot drainage are the responsibility the owner of the property
on which the drainage originates. owners should consult with professionals to discuss their
drainage risk factors and specific solutions. Structures located in such a way that they may be
rl�' subject to additional water difficulties (from street run-off or other sources) during conditions
} that exceed the system's designed capacity should investigate these possibilities ssibilities and utilize
" effective drainage system(s) recommended by a drainage professional.
Underground irrigation is required unless xeriscape design is approved. Underground automatic
irrigation systems need to be designed to irrigate lawn and shrub areas with separate zones. All
spray heads (pop -ups) must have pressure -regulating capabilities. Irrigation controllers must
have the modern features that allow for water efficient programming.
Boulders shall be sunk a minimum of one-third below grade and massed in groups of two or
more of varying size to give a natural look. Exterior built-in barbecue units, fire pits and/or
fireplace must be contained within a rear patio or courtyard. Paving of hardscape areas within
the homesite can help create interest and variety to the character of outdoor spaces - terraces,
courtyards, patios, arrd walks. The material used for paving should be compatible in color and
texture to the materials of the adjacent architecture. By varying the pattern, material, and
formality of paving, a richness of identity can be brought to the outdoor areas. Pervious paving
material should be used wherever practical to minimize run-off and to support rain absorption.
Page 28 of 30
Architectural Vision and Guidelines - Page 29 of 30
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Permanent custom fencing and site walls in Cavanaugh are subject to ARC review. No cyclone,
metal mesh, or chain link fences are allowed whatsoever except that fence posts may be metal or
steel enclosed in wood. Site wall materials should generally match building matd-ials of tom.
adjacent architecture.
wvkter Feature g
All water features must have written ARC approvaloprior to their construction and/or installation.
The ARC has sole discretion and may reject any water feature deemed inappropriate. water
features shall be integrated as part of the landscape or streetscape. water features shall be sized,
located and oriented to complement the adjacent building or landscape environment. Noise
from water features shall be limited so as to not impact adjoining or adjacent buildings or
homesites. Watdt features shall be scalerd as a minor laildscape element... they shall not
dominate or distract from the landscaping or the architecture of the building.
2
Architectural Review Committee
An architectuM review committee (ARC) will be established to enforce all of the design
concepts described 'in this guideline. The committee wilfbe designed to secure the quality of the
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architecture and landscaping in Cavanaugh. All plans must be submitted the ARC prior to
issuance of building permits. A preliminary review process tests the building and site concept.
Concerns or objections are easier to adUress and less costly when they are idgntified prior to
construction. No structure or improvement will be constructed without approval. The ARC
reviews submittals and makes rulings that may supersede the codes enforced by the City of
Page 29 of 30
- Architectural Vision and Guidelines - Page 30 of 30
Meridian. In cases where similarity in building design or appearance is deemed a concern by the
ARC, modifications to the design may be required to eliminate similarities. The ARC reserves
the right to grant variances or modify these standards as it deems appropriate.
Note to Citv of Meridian
Kastera wanted to submit this draft "Architectural Vision of Guidelines" document to the
Meridian Planning Department so you could see the scope of our commitment to good planning
and design at Cavanaugh. As we work with your planning and building staff, we will finalize
this document with city input. Thank you.
Page 30 of 30
FAWAII
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ARCHITECTURAL VISION AND GUIDELINESS
For:
Presented by:
15711 Highway 55
Boise, Idaho 83714
(208) 939 -LAND
(208) 939-8170 fax
TABLE OF CONTENTS
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i Introduction to Cavanaugh ..•■■.r*.0000•rr6o•moos mass .000•.wrswoon ■960•■06600•■. 00.0.rMM.MM*Mww6900060...page 1
TheCaven Home.............rw....M...........96999..006...0.................................................page 2
organicArchitecture .......... ..0.0.6666...r..O666 Moog *9990*0r660.••...o.MM*.g.6•■•.......MM.ow........09600page
6
Introduction to "The Boardwalk".....................................................................
page 8
Commercial Property at "The Boardwalk"
.... •.w0*gassess* 00rr..rMMOo.oroOMw*w0*0006page 9
Commercial Property Zoned C -N ............................................page
15
Commercial Property Zoned TN -C
........060....■..........................page 16
Residential Property at "The Boardwalk" 9M.990900.rrr■...r00w9gM06..00..►00...r.r0w0page 18
Residential Property at Cavanaugh .................... w r 6666 9 9 .................................. 9 9 .page 18
Homes in "The Boardwalk" ....................................... 999*....r.......r...M.66.9page 20
Homes North of the Ridenbaugh Canal ................................................page 21
AlleyLoaded Homes ........................9 .. 6.... 6 ............. 6.................. page 21
PatioHomes ...... 9M6000.0M6....MM*.o..0o9........r...........9............................page 24
Single Family Homes......9.99...9.9.......w..,.........Mr.0r.M9666000.066...o009....page
24
Homes South of the Ridenbaugh Canal ................ w M .......... r 6666.. 6 M 6666........ page 25
Landscaping at Cavanaugh.........................w............. mammas **0g**00...0.9.69................,,page 26
Architectural Committee ......... 00600..060000000*006006b .60*009mass..969090999.......w.......w6r.,.......pagV
29
Architectural Vision and Guidelines - Page 1 of 30
ri,
Kaftera Development LLC - Development Application
Rezone Application Exhibit E
Introduction to Cavannush
Cavanaugh is a one hundred and seventy seven (177) ar're neighborhood located in the heart of
south Meridian and the Treasure Valley. It promises to be truly a unique community. As
Meridian's first planned community, it offers a mixture of office, retail, education, services,
worship, leisure and a variety of housing. Cavanaugh offers unparalleled amenities including a
spectacular thirteen thousand (13, 000) community CivicJSocial Hall. Living in Cavanaugh
provides families of all ages the opportunity to enjoy natural and open spaces, modern amenities,
signature architecture, and most importantly, the convenience of proximity to work, shopping,
and relaxation.
Architecture at Cavanaugh is a unique and exciting component to the neighborhood. Although
the overriding theme is based on the characteristics of organic architecture, standards outlined in
this guideline are intended to foster a unified expression more than identify specific styles.
Designs are encouraged to be inventive; defining new and creative architecture. These
guidelines will provide the thread to weave a pattern throughout Cavanaugh.
It is the responsibility of each Cavanaugh land owner and/or his agent(s) to read and understand
the Declaration of Covenants, Conditions and Restrictions (CC&R's) prepared for Cavanaugh, as
well as these Architectural Guidelines. The CC&R's and Architectural Guidelines are intended
to complement each other. If conflicts between the documents arise, the more stringent guideline
shall be adhered to. These guidelines are used by the Architectural Review Committee (ARC) to
enforce the standards set for Cavanaugh.
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Page 1 of 30
r% Architectural Vision and Guidelines - Page 2 of 30
The Caven Home
L4
Jerry haven, a successful entrepreneur, be, his career as a teacher in Boise, Idaho where he
lived most of his life. In 1965, Jerry started his first McDonald's franchise which has led to a
variety of restaurant chains throughout the region. In his youth, he set a conscious asset goal that
he would someday own "a home with a fireplace."
Jerry and his wife Muriel decided to build a home where they could raise their five children.
They wanted the very best architecture available at the time. They selected Darrel McMillan,
AIA of Sun Valley, Idaho. The home tock 5 years to build. Construction started in 1978, and
the Caven family moved into their new home in 1983.
Over the years, Jerry has operated several ibusinesse: in Boise, one of which was a small
construction company. Jerry was the construction superintendent on his own home. The home
incorporates over 450 tons of hand cut stone from Steen Mountain near Sun Valley, Idaho. The
stone was rail shipped from Blaine County to Meridian. The home features an extensive use of
select grade oak. The very best source of oak in the United States was located in Floyds Knob,
Indiana. Twenty-five railroad flat cars of rough oak were shipped from Indiana to Boise where
it was graded and milled specifically for this home. There is a large amount of large steel beams
in the home design. A massive fireplace on the second level features hand stacked stone with a
single rock in the center tllat weighs over two tons. This stone was hand selected and hand
positioned. The fireplace is suspended in a hanging design using steel supports twice the size of
railroad ties, because Jerry never wanted to see a crack in any masonry joint. The quality of
construction throughout the tome is emaculate.
The home has been visited by architects from all over the world to appreciate its unique design
and construction and is considered to be among the very best example of quality construction
and tesign in the United States. The home incorporates a modern design true to the 1970 period,
and is a fantastic example of organic architecture. It draws from an obvious influence from the
work the great American architect, Frank Lloyd Wright.
Page 2 of 30
La
The home, will be used as an anchor for the design of Cavanaugh. The home exudes many
qualities that will be encouraged to be repeated in the structures at Cavanaugh. The following
includes a list of T*enft one 21 IdIntiftigg Features in the taven Home that will be used
as a reference throughout the Architectural Guidelines: �
• The play of light/shade using cantilevers, overhangs, balconies, and pergolas.
Consider the imagery cast by shadows.
• Basic geometric masses horizontal in perspective or features that are horizontal in
• A variety oftexture in massive planes.
Repeating patterns in beaf work and materials.
Page 3 of 30
Architectural Vision and Guidelines - Page 4 of 30
• Integration of interior and exterior spaces through the use of: skylights, captured
views, atriums, exterior materials visually continuing to interior spaces, transparent
• Architecture designed around specific captured views.
ral light.
• Shadow walls designed to screen windows, and windows recessed into the building
envelope. The majority of the windows are facing north to maximize energy
efficiency.
• Porte cocheres.
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• Exterior spaces that blend with the site and surrounding architecture.
Page 4 of 30
('
• Joints that appear disconnected by asap that casts shadow (floating ceilings).
Massive structural components.
• Stone walls at the Caven home use Trail Creek stone. The natural stone is used as a
structural component applied with minimal or no gout lines. In Cavanaugh, stone
must have a structural appearance and not a veneer look. Stone is not permitted to
terminate at an outer corner, but must wrap around and continue to a point of
corner.
• Materials are true to their nature. Exposed timbers are weathered and stained to
enhance the natural tones of the wood. Stone appears structural.
• Exposed aggregate concrete provides a variety of texture.
• A modern mix of colors; finished industrial products may use bright colors in contrast
to natural materials in subtle earth tones.
• Exposed redwood timber in a smooth finish.
• Smooth finished stucco.
• Copper edging, caps and accents.
Jerry Caven has been an exceptional figure in our community. He has operated his businesses
with honesty and integrity. Jerry and Muriel have been generous in their contributions to the
community and have offered time and resources to ministry work locally and internationally.
The Caven family was very pleased to learn that Kastera is preserving their home by converting
it into a one -of -a -kind Community Center and CiviQ(Social Hall. It will stand as a tribute to their
family and Kastera's commitment to preservation and sustainable redevelopment.
Page 5 of 30
Architectural vision and Guidelines - Page 5 of 30
o =nic Architecture
The term "Organic Architecture" was invented by the great American architect, Frank Lloyd
Wright. He is considered, by many, the true father of organic design.
"So here I stand before you preaching oanic architecture: declaring organic architecture
to he the modem ideal and the teaching so much needed if we are to see the whole of life,
and to now serve the whole of life, holding no `traditions' essential to the great
TRADMON. Nor cherishing any preconceived form fixing upon us either past, present
or future, but—instead—exalting the simple laws of common sense—or of super -sense if
you prefer—determining form by way of the nature of materials..."- Frank Lloyd
Wright, An organic Architecture, 1939
The principles of organic architecture are encouraged at Cavanaugh. Organic architecture,
difficult to specify in exact features, is expressed better in emotion. It is recommended that
architects involved at Cavanaugh continue their education using the vast amount of literature
available on the subject.
Frank Lloyd Wright's philosophy of architecture was an extension of the teachings of his mentor
Louis Sullivan whose slogan "form follows function" became the mantra of modern architecture.
Louis Sullivan stated, "By speaking generally, outward appearances resemble inner purposes."
Frank Lloyd Wright changed his mentor's slogan to "form and function are one", using nature as
the ultimate example of this integration. Wright inspired a movement that has spread throughout
rg 11 the wprld. He has said, "For me, what an artist is, is a person who transforms nature by looking
at nature, passing it through the soul, and in the expression of what the soul experiences in
nature, something more natural than nature itself emerges. " Using nature as inspiration, a
building or design must grove from the inside out weaving form and function. Organic
architecture is not an imitation of nature, but rather, incorporates nature's principles to build
forms that mirror the beauty and complexity of nature. The architecture creates a marriage with
the context of the site as opposed to forcing itself upon its surroundings. Structures display an
honest expression of function and a respect for Vtural properties of the materials, yet also allow
for an expression of individuality.
L4.
A d&ic example of orgy lc1 m-chitectum Converted to the community clubhouse for C$Vxaugh.
Page 6 of 30
Architectural Vision and Guidelines - Page 7 of 30
Theorist David Pearson proposed a list of rules for organic architecture. It is known as the Gara
Charter for organic architecture and design. It reads:
"Let the design:
• be inspired by nature and be sustainable, healthy, conserving, and diverse.
• unfold, like an organism, from the seed within.
• exist in the "continuous present" and "begin again and again".
• follow the flows and be flexible and adaptable.
• satisfy social, physical, and spirituel needs.
• "grow out of the site" and be unique.
• celebrate the spirit of youth, play and surprise.
• express the rhythm of music and the power of dance."
In his book, New Organic_ Architecture: The Breaking Wave, David Pearson instructs:
Organic architecture is rooted in a passion for life, nature, and natural forms, and is
full of the vitality of the natural world with its biological forms and processes.
Emphasizing beauty and harmony, its free-flowing curves and expressive forms are
sympathetic to the human body, mind, and spirit. In a well-designed "organic"
building, we feel better and freer.
Inspired by the non li.neazity and creative forces of nature and biological organisms,
organic aritecture 4 visually poetic, radical, idiosyncr envonrpentally
aware; it embodies harmony of place, person and materials. organic architecture is
multi -faceted, free and surprising. Yet its myriad images, ever changeable and
overlapping, all grow and flower form the same seed --the inspiration of nature.
"Green" or. sustainable architecture is evolving fast, too, but there is a danger that,
instead of being the vanguard of a new, holistic architecture, it will become
engrossed in high te�� and energy-saving issues. Few eco -architecture projects go
beyond these parameters to explore the deeper world of spiritual expression and
organic form where the wonder and sensual beauty of the natural world are combined
with essential prgtical needs of economy, efficiency, and conservatidh. what is now
coming, as the Breaking wave, is a new architecture that expresses the union of
organic inspiration and truly sustainable design.
. 1 '
Patterns and forms in nature, such as the spiral and fractal, are �roducts of intenpl
laws of growth and of the action of exterrial forces, such as sun, wind, and water.
Architects learn to use natural forms from observing living structures: trees, bones,
shells, wi fts, *ebs, eyes, petals, scales, and microscopic creatures... They are the
very' forms of life an growth and have bqpn Ity inspirations in ovgganic architecture,
whether for ornament, as in Art Nouveau, structure, as with Gaudi, or metaphor, as
with Makovecz.
The design vision for Cavanaugh embodies organic architecture. Cavanaugh will
certainly become the most organic neighborhood in Meridian and perhaps the Northwest!
Page 7 of 30
06
Architectural Vision itnd Guidelines - Page S of 30
Introduction to he Bogkrdwk"
"The Boardwalk" is 30.1 acre village center, outlined by the Ridenbaugh Canal, Meridian Road,
Victory Road, and Cavanaugh way. It features a variety of office space, retail, specialty shops,
and a mixture of attached residential. It will be an ideal place to eat, shop, work, and play, all
within walking distance to a variety of housing types. Architecture within "The Boardwalk" will
have an obvious connection in style to the homes in Cavanaugh, but boast a unique identity of its
own.
All buildings will have a comfortable neighborhood feel using four sided architecture to ensure a
pleasant experience from all angles. Each structure will incorporate elements of organic
architecture and integrate interior and exterior spaces. The combination of lush landscaping and
inviting architecture will capture pedestrians and instill tranquility.
Page 8 of 30
I?'
(I
Architectural Vision and Guidelines - Page 9 of 30
Commercial Property At "The Boordwalk"
Commercial architecture at "The Boardwalk" is strongly influenced by organic architecture
focusing primarily on the integration of interior and exterior spaces. Resigns should create a
comfortable, alluring environment that encourages pedestrians to sit, both inside and out, and
enjoy the setting. Using the Caven Home as inspiration, each building must incorporate a
rhinimum of twelve (12) of the Twenty one Identifying Features in the Caven Home. These
features must be called out on the elevations plan of the structure' s construction documents. A
short narrative will be prepared by a licensed architect on ]low the structure embodies traditional
"Organic Architecture". The narrative will be inserted into the construction documents.
Pedestrians are a primary focus at "The Boardwalk". ,A,rchitwts are encouraged to find inventive
ways for people to interact with the architecture and with themsplves. "The Boardwalk" will
create an environme nt that will appeal to the senses. This can be accomplished through shaded
sitting areas, statues, water features, a variety of texture, or anything stimulating, calming, or that
appeal to emotion. Pedestrians will desire to pause and experience.
Page 9 of 30
Architectural Vision and Guidelines - Pfige 10 of 30
Awnings and pergolas are encouraged at retail and pedestrian settings. All proposed awnings
" must be submitted for ARC review and written approval. If provided, awnings shall fit the
window bays to blend with or augment the architectural character of the building. The awnings
must be constructed of a material selected to complement the body color of the building and are
only allowed at ground floor elevations. Awnings above the .ground floor will be reviewed on a
case-by-case basis. Pergolas should extrude from the primary structure, complimenting the
architecture.
Additional levels will feature cantilevered bays and balconies. Second level occupants, weather
residential or commercial, are encouraged to provide exterior space in the form of a cantilevered
CT patio or balcony. Pedestrians should feel embraced b the architecture. At specified locations
y
beamwork, or sky bridges will span the roadway and pedestrian pathways to interconnect
architectural structures.
Structures at "The Boardwalk' are limited in height. Buildings should compliment the
surrounding neighborhoods instead of tower over them. To maximize area but minimize
building footprint and height, architects are encouraged to utilize basements.
Page 10 of 30
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CmNAUai
- Architectural Vision and Guideline9 - Page 11 of 30
` All exterior colors are subject to approval by the Architectural. Review Committee (ARC).
Colors must vary from buildirkg to building, but will typically utilize subtle colors of the natural
environment. Exposed natural wood must be stained or treated, and it is encouraged to preserve
the natural tones and grain of the wood.
In the design of commercial buildings, which propose the use of a composite of exterior
materials, consideration shall be given to appropriate balance, both in terms of the amount of
each material, as well as the specific areas of their use. Heavier appearing materials shall be
placed below lhter appearing materials. Materials should; be quality, durable products.
All glass, plastic or other transparent skylight or solar device shall be treated to eliminate
reflective glare. Clear, bronze or gray glazing is preferred over white translucent. Flat skylights
are preferable to domes. Solar collectors are encouraged at "The Boardwalk"; however, the
collectors must be flat to the roof. In addition, the majority of the mechanical portion of the
system must be contained within the structure and not positioned on the roof. Preliminary and
final ARC approval is required for all solar collection systems.
wood, vinyl or prefinished metal frames and sashes are allowed. Clear or "low E" glazing are t
required. No reflective .glass is allowed without ARC approval. Aluminum windows, door
frames and skylights must be factory painted or vinyl clad unless other treatments are
specifically authorized by the ARC. Interior window treatment shall harmonize with the exterior
facade. Bay windows shall extend to the floor level and be visibly supported, or extend
completely to the ground. Door and window shutters shall be sized to cover the window.
- windows in wood -sheathed walls shall be surrounded with an appropriate trim board applied
flush with the wall surface.
Roofing applications will be reviewed on an individual building basis. wood shakes and
shingles are discouraged due to fire danger. Low slope single ply membrane roofs may be
permitted when a parapet and cornice are used to conceal all roof -mounted equipment from the
view of adjacent properties. Flat roofs shall be concealed by sloped roofs or parapet and cornice
walls. where sloped roofs are used, main roofs may have a maximum 8112 pitch, but are
encouraged to utilize a low profile. Eaves shall overhang at least 18 inches and shall be visibly
supported by exposed rafter ends or braces. Eaves less than 18" will be individually considered
by the ARC. All roof -mounted components such as mechanical equipment shall be visibly
screened from view from any adjacent street. Locations of receiving devices are subject to
approval.
Clutters are recommended and may be required on some buildings. All butters and downspouts
shall be designed as a continuous architectural design feature. Exposed gutters and downspouts
shall be colored or painted to blend in with the surface to which they are attached. All drainage
pipes connected to downspouts must be concealed from the view of neighboring properties or
displayed in a pleasing manner. In addition, this drainage must be accommodated on the
owner's property.
Exterior lighting fixtures will have downward --directed light sources which are shielded with a
'
minimally translucent material. Colored lamps are prohibited. Spotlights and floodlights are
prohibited except when activated by a motion detector and approved for safety locations. Street
lights are provided by the developer at intersections and along roadways. Additional pole
Page 11 of 30
Architectural Vision xnd Guidelines - Page 12 of 30
lighting at parking lots and around buildings must match the adjacent lighting or submit a
complimenting light for ARC review. All exterior lighting fixtures are subject to ARC review.
Signs
Cavanaugh is positioned along State Highway 69 (Meridian Road), a vital transportation mute.
The corner of Victory and Meridian Road is a busy signaled intersection which offers great
exposure for the commercial properties in "The Boardwalk". The layout was designed to
preserve an angled view from the intersection through the center of the main shopping corridor.
Signs at "The Boardwalk" should utilize exposure, but enhance both the building and the street.
Signs must be professionally produced and use elegant simplicity in design. Plastic or cardboard
store-bought or handmade signs are prohibited. Signs may be backlit, top or bottom lit with
single or multiple sources. Sims must be discreet enough not to overpower their surroundings or
context.
Each building may install a total of two (2) signs from the following types:
o Window Signs: Maximum sign shall be four (4) square feet.
o Wall Signs: Maximum sign size shall be S% of ground floor facade area or twenty
four (24) square feet, whichever is less. Maximum sign height shall be eighteen (18)
feet above the sidewalk. Applied lettering may be substituted for wall signs.
. ' o Awning and Canopy Signs: Maximum sign area shall be ten (10) square feet on main
awning face, and four (4) square feet on awning valance. Lettering may appear but
shall not dominate sloped or curved portions, and lettering and signboard may be
integrated along the valance or fascia, or free standing letters mounted on top of and
extending above the fascia.
In addition, the following shall be permitted:
o One Projecting sign per building. Maximum sign area shall be six (6) square feet.
o Distance from the lower edge of the signboard to the ground shall be a minimum of
seven (7) feet. For single story buildings: top signboard edge shall be no higher than
the wall from which it projects. For multi -story buildings: top signboard edge shall be
no higher than the sill or bottom of the average second story window height. The
distance from building wall to sigipboard shall be a maximum of six (6) inches.
Maximum signboard width shall be three (3) feet.
o One entry sign per service entry, a maximum of two (2) square feet in area.
o One directional sign, a maximum two (2) square feet, facing a rear or side parking lot.
o Monument signs subject to review by Meridian and the ARC.
Signs considered exempt are as follows:
Page 12 of 30
Architectural vision and Guidelines - Page 13 of 30
o Temporary cultural and public service window posters, when posted inside
businesses, shall be permitted.
o Temporary promotional or special window signs, posted inside businesses, shall be
permitted for fourteen (14) days.
o Special signs, such as custom illuminated, shall be submitted for approval to the
ARC.
Signs considered prohibited are as follows:
o Signs on roofs, chimneys and balconies.
o Billboards.
o Neon or other gas filled signs unless they are mounted on the interior.
o Off-site advertisements.
o Flashing, blinking, moving, or mobile signs.
o Banners, expect for public events approved by Oe ARC.
Flagpoles, flags and banners require prior ARC review and approval before they may be
installed. Size of flag and height of pole are also subject to ARC approval.
Other Design Elements
Overhead doors should be carefully designed to minimize visual iffipact, but accommodate
vehicle loading and unloading. when possible, it is encouraged to design overhead doors on a
sunken or basemefit level. Loading docks and service areas shall be visually screened from the
street and placed where they will not impact the view corridors.
Parking and drive corridors will comply with guidelines set forth by Ada County Highway
District and the City of Meridian. If adjoining property owners choose to functionally connect
their parking lots for shared parking, the landscaping requirements and number of spaces is
Page 13 of 30
Architectural virion and Guidelines - Page 14 of 30
;y subject to ARC and City of Meridian approval. The number of continuous, side-by-side parking
stalls shall not exceed eleven (11), with interruptions of trees and landscaping. No parking
whatsoever shall be allowed in access and alley easements; it is each owner's responsibility to
see that their .guests, invitees, and lessees abide by this condition. No vehicles shall be parked in
the street for more than twenty four (24) hours at a time. Parking lot designs should provide for
the necessary parking spaces and related landscaping and pedestrian access.
At least one paved, continuous and direct pedestrian walkway through the parking lot to the
building shall be provided. It shall be a minimum of eight (8) feet wide. The walkway must be
adjacent to a minimum five (S) foot wide landscape strip, with trees planted every twenty to
thirty (20-30) feet on center, depending on the tree crown diameter. when the walkway crosses
a driveway, the walkway paving treatment shall be continuous. The walkways shall have
weather protection (including, but not limited to, an awning or arcade) within twenty (20) feet of
all customer entrances.
Site --.utilities for each structure are to be installed underground. Exposed plumbing, electrical,
and all other utilities and services are prohibited. Utility boxes and meters are to be located
and/or screened so as to minimize their visual exposure to roadways and pedestrian pathways.
They shall be installed according to the guidelines provided by the utility companies. All meter
housings and junctions must be painted to match the adjacent architecture. /Mechanical
equipment shall be located within designated areas and screened to minimize visual and sound
impact. Screening materials must compliment adjacent building materials. Chain link
��C enclosures are prohibited.
When not provided by other structures, each commercial building shall have a screened service
yard enclosing garbage, recycling, and trash containers, landscape debris, outdoor maintenance
equipment and so forth. Service yards may be detached from the building and must be screened
from view of other buildings or roadways in a pleasing way. Chain link enclosures are
prohibited.
Page 14 of 30
"I 1r.W
44Y
ArchitecturAl vision and Guidelines - Page 15 of 30
1
All service yards must be reviewed and approved by the ARC. owners are responsible for their
own garbage and trash removal during and after construction_ Construction sites must be kept
P
clean from trash and construction debris at all times. Construction sites that are not kept clean (at
least weekly removal of trash and construction debris) may be subject to the ARC action.
Burning or dumping of.garbage, landscape debris or trash is prohibited.
Modified Zoning Plan
"The Boardwalk" is divided into three zoning areas that consist of the C -N and TN -C zonings as
shown below. Guidelines specific to these zonings are outlined in the following sections.
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Commercial Property Zoned C -N
Commercial propdtties within the C -N zoning area wild comply with the allowed uses the City of
Meridian's zoning code with the exception of a neighborhood market that may exceed the size
standard. Buildings will have a front setback of twenty (20) feet, a rear setback of twenty five
(25) feet, and a side street landscape buffer often (10) feet for local streets. Buildings will have
a maximum building height of thirty five (35) feet.
Facades visible from a public street shall incorporate modulations in the facade, roofline recesses
and projections along a minimum of twenty percent (201/x) of the length of the facade. The
primary building entrances shall be clearly defined by the architectural design of the building.
Windows, awnings, or arcades shall total a minimum of thirty percent (3 C%) of the facade length
facing a public street. Roof design shall demonstrate two (2) or more of the following: 1)
` overhanging eaves, 2) sloped roofs; 3) two (2) or more roof planes; 4) varying parapet heights;
and 5 ) cornices.
Page 15 of 30
Architectural Vision and Guidelines - Page 16 of 30
All ground level and rooftop mechanical equipment shall be screened to the height of the unit as
viewed from the property line. Exterior building walls shall demonstrate the appearance of high
quality materials of stone, brick, wood or other native materials. Acceptable materials include
wood, tinted or textured masonry block, textured architgctural coated concrete panels, or stucco
}
or stucco like synthetic materials. Smooth faced concrete block, tilt -up concrete panels, or
prefabricated steel panels are prohibited except as accent materials.
A continuous internal pedestrian walkway that is a minimum of eight (8) feet in width shall be
provided from the perimeter sidewalk to the main building entrance. The walkway width shall be
maintained clear of any outdoor sale displays, vending machines, or temporary structures. The
internal pedestrian walkway shall be distinguished from the vehicular driving surfaces through
the use of pavers, colored or scored concrete, or bricks.
Example of, an office building
Commercial Property Zoned TN -C
Commercial properties within the TN C zoning area will comply with the allowed uses the City
of Meridian's zoning code. Buildings will have a maximum building height of forty five (45)
feet and a minimum of two (2) stories. The maximum building footprint is twenty thousand
(20,000) square feet unless modified by the City ofMeridian.
h� Structures are encouraged to be stair stepped in the massing of upper levels to create pedestrian
friendly areas at multiple levels. offsets in the exterior envelope are encouraged to create
exterior dining areas. Entries should be recessed and accentuated.
Page 16 of 30
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Architectural vision end Guidelines - Page 18 of 30
Residential Property at "The Boardw&IWI
"The Boardwalk" provides a wide range of housing types in order to appeal to families of
various income levels. It features sixty one (61) large condominium units, thirty two (32)
apartments, and twelve (12) lofts totaling one hundred and five (105) attached residential units.
These units are positioned above and adjacent to the commercial uses and provide a transition to
the lower density residential in Cavanaugh.
Residential Property at Clvanttush
Cavanaugh offers a wide variety of housing types and style$. Homes near Victory Road are
generally smaller in size on compact lots which are buffered along the roadway. Here you will
find homes more traditional in style. As you travel south, over the Ridenbaugh Canal and up the
hill, homes progressively become larger and more organic in style. Near the intersection of
Victory and Meridian Road, homes are intermixed with commercial property in a modern
fashion.
Common Residential Standards
All of the homes in Cavanaugh will be held to a high level of quality in design and construction.
Architects and builders should work together to create homes that will stand the test of time.
Builders are encouraged to utilize the latest in energy conservation and LEED standards.
Thermal windows, low -e glass, and other energy saving methods for windows and doors are
encouraged.
The prudent use of materials may help minimize the visual impact of excessive height and mass,
(i.e., wainscoting, base trim boards, frieze boards, and belt courses are a few design alternatives
for effectively eliminating long, tall, uninterrupted walls.).
When masonry is used on the front of a building and it extends to any corner, it must extend at
least 18" around the adjoining side elevation. when possible, it should continue to an inner
corner where it can die into the architecture. Exterior finished material must be carried down to
within eight inches ofgrade. only eight inches of exposed foundation is permitted on any
exterior elevation.
All exterior colors are subject to approval by the ARC. Colors must vary from building to
building, but will typically utilize subtle colors of the natural environment. Exposed natural
wood must be painted, stained or treated, and it is encouraged to preserve the natural tones and
gain of the wood.
Roofs at Cavanaugh will vary in material and pitch. Wtal roofing is acceptable on secondary
features or accents, but not as a primary covering. No painted or glazed tile will be permitted.
Roofing materials should avoid bright colors, and large monochromatic fields of color. Flat
roofs are acceptable but must be sensitive to properties with a view from above. It is preferred
that flat roofs are secondary in area and are screened with pitched roof. Although roofs are
generally low profile, exceptions allow for up to 8/12 pitch. Eaves shall overhang at least
eighteen (18) inches and shall be visibly supported by exposed rafter ends or braces. Eave$ less
than eighteen (18) inches will be individually considered by the ARC. No roof top equipment is
allowed without specific approval. Locations of receiving devices are subject to approval.
Page 18 of 30
v
Architectural Vision and Guidelines - Page 19 of 30
. w+ Creative, artistic expression is encouraged through skilled craftsmanship in stone patterns, wood
carvings, plaster patina ironwork, light fixtures, brackets, ceramic and glass. Architecture
should strive for unique individuality, yet compliment the style of the neighborhood. The
individuality of ornamental features should be basic to the permanent character and quality of the
primary structui
Copper artistry
ther than appearing as
Crea.dve
ssory item.
Garages should not dominate the house design. When possible, it is encouraged to design
garages on a sunken or basement level. Garage doors should be a slightly darker shade than the
main color of the residence to accentuate a recessed look, but not dark enough to call attention.
Side entry=garages shall provide a back up area of at least twenty eight (28) feet and a turning
radius of at least twenty six (26) feet. Driveways may be concrete, asphalt or masonry pavers.
Site utilities for each lot are to be installed underground. Utility boxes and meters are to be
located and/or screened so as to minimize their visual exposure to roadways and adjacent
properties. Trash containers, pool mechanical equipment, air conditioning equipment, and lawn
_CAP maintenance equipment are to be located within a designated area and screened so they are not
visible from roadways.
The design of pools must include appropriate fencing for safety. when building pools and
terraces on sloping sites, it is important to consider the visual exposure from the downhill side.
Stepped walls, terraced planting, and other landscaping should be used to blend the pool and
terrace structures into the topography. Due to environmental concerns, it is recommended that a
drywell be constructed to allow for disposal of pool backwash and draining. Pool equipment
must be enclosed within a walled screen that relates to the architecture of the primary structure.
Exterior lighting fixtures will have downward -directed light sources which are shielded with a
minimally translucent material. They should have concealed or filtered light sources with
minimum necessary wattage. Colored lamps are prohibited. Spotlights and floodlights are
prohibited except when activated by a motion detector and approved for safety locations. All
exterior lighting fixtures are subject to ARC review.
Page 19 of 30
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Hames in "The Boardwalk7l
Homes within "The Boardwalk" are zoned TN -C and must comply with the applicable code.
Buildings will have a maximum building height of forty five (45) feet and a minimum of two (2)
stories. The maximum building footprint is twenty thousand (20,000) square feet.
Using the Caven Horne as inspiration, each building must incorporate a minimum of ten (10) of
the Twenty One Identifying Features in the Caven Home. These features must be called out on
the elevations plan of the structure's construction documents.
"The Boardwalk" provides a wide range of housing types in ordbr to appeal to families of
various income levels. It features qjxty one (6 1 ) large condominium units thirty two (32)
apartments, and twelve(12)lofts totals one hundred and fve(105)attached residents lp ng a units.
These units are positioned to provide a transition to the lower density residential in Cavanaugh.
Condominium units will range from two to three (2-3) stories high, and possibly utilize
basements. Each condominium has a private garage accessed from a rear alley. Each unit within
the kame building shall be designed with a variety in mass, color and texture to create a unique
identity, but must still maintain harmony along the streetscape.
Page 20 of 30
1:
Architectural Vision and Guidelines - Pogo 21 of 30
Apartments are housed in a three (3) story building with a basement_ They consist of a mixture
of one and two bedroom units. Entrance to units shall be spaced to increase individuality, and
shall be oriented
Lofts are found intermixed within commercial structures. Each loft has a private garage
accessed from the rear of the commercial property. These garages are encouraged to be sunken
or on a basement level.
}, Homn North of the Ridenbaugh Canal
The area referred to in this section is located is located to the east of "The Boardwalk" and
consists of phases one, two, and three. It has a mixture of Alley Loaded Homes, Patio Homes,
and Single Family Homes. Alley Loaded Homes have an average lot size of thirty three hundred
and forty four (3,344) square feet with garages facing a rear alley. Patio Homes have an average
lot size of thirty six hundred and thirty one (3,631) square feet. Both Alley Loaded and Patio
Homes may or may not be attached units. Single Family Homes are strictly single family
detached homes that vary in size.
Single family homes comprise a large portion of phase one and all of phases two and three.
Using the Caven Home as inspiration, each home unit must incorporate a minimum of six (6) of
the Twenty One Identifying Features in the Caven Home. These features must be called out on
the elevations plan of the structure s construction documents.
Alley Loaded Homes
Alley Loaded Homes have a narrow building footprint with garages accessed from a rear alley.
These homes may be attached or detached. Home owners enjoy minimal maintenance with most
of the front and year yard in common maintenance. Cavities in the side of the building footprint
create a private inner courtyard or side yard.
Page 21 of 30
Attached Alley Loaded Homes are designed with attached garages, but separated living space.
This design concept provides the appearance of more traditional detached single-family homes
from the street, while providing opportunities for increased densities.
Alley Loaded Homes are zoned TN -R and must comply with the City of'Meridian's zoning
requirements. The minimum front setback is ten (10) feet to the home and twenty (20) feet to the
garage. The rear setback is twelve (12) feet to the home and twenty (20) feet to an alley loaded
garage. The minimum side setback is five (5) feet for property lines adjoining unattached walls.
Attached walls obviously require no setback. Side yards adjoining a street require a ten (10) foot
setback. The maximum height to an eave providing toof access is thirty (30) feet and the overall
maximum height is forty feet. All dwelling units shall have a minimum of two (2) lights at the
front of the unit. All dwelling units on alley accessed properties shall have a minimum of two
(2) lights along the alley. All lighting required in this section shall prevent up lighting and shall
be on a photocell that activates the lighting at dusk and toms it off at dawn.
Page 22 of 30
Architectural Vision and Guidelines - Page 23 of 30
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Page 23 of 30
Architectural Vision and Guidelines - Page 24 of 30
Jr Patio Homes
Patio Homes circle the Alley Loaded Homes and are slightly larger in size. They are the smallest
units in Cavanaugh that feature a private back yard. Homes have a minimum size of twelve
hundred (1200) square feet exclusive of basements. Much like the Alley Loaded Homes, they
will range much lager adding diversity into the streetscape.
Due to the density of Patio Homes, visual dominance of garage doors is a concern. It is
encouraged to design garages on a sunken or basement level. Garages on the main level must
not have more than one (single or double) door per structure plane. Adjacent doors must be
offset by no less than three (3) feet.
Patio Homes are zoned TN -R and must comply with the City of Meridian's zoning requirements.
The minimum front setback is ten (10) feet to the home and twenty (20) feet to the garage. The
rear setback is twelve (12) feet to the home and twenty (20) feet to an alley loaded garage. The
minimum side setback is five (5) feet for property lines adjoining unattached walls. Attached
walls obviously require no setback. Side yards adjoining a street require a ten (10) foot setback.
The maximum height to an eave providing roof access is thirty (30) feet and the overall
maximum height is forty feet.
All dwelling units shall have a minimum of two (2) lights at the front of the unit. All dwelling
units on alley accessed properties shall have a minimum of two (2) lights along the alley. All
lighting required in this section shall prevent up lighting and shall be on a photocell that activates
the lighting at dusk and turns it off at dawn.
Single Family Homes
The remainder of the homes north of the canal are zoned R-8. These homes are strictly single-
family detached units. The minimum front setback is fifteen (15) feet to the home and twenty
(20) feet to the .garage. The rear setback is twelve (12) feet. The minimum side setback is four
(4) feet. Property lines adjoining a local street require a fifteen (15) foot setback, and twenty five
(25) feet for collector streets. The maximum building height is thirty five (3 5) feet.
Page 24 of 30
Architectural Vision;and Guidelines - Paee 25 of 30
Eu mple of Single Family Home by Frank Lloyd Wright
Boiwe� Idaho
Homes South of the Ridenbaugh Canal
Homes South of the Ridenbaugh Canal are generally larger homes starting at eighteen hundred
(1800) square feet, exclusive of basements. Many of the homes here enjoy spectacular views of
the Treasure valley.
All of the homes south of the canal are zoned R-8. These homes are strictly single-family
detached units. The minimum front setback is fifteen (15) feet to the home and twenty (20) feet
to thegarage. The rear setback is twelve (12) feet. The minimum side setback is four (4) feet.
Property lines adjoining a local street require a fifteen (15) foot setback, and twenty five (25) feet
for collector streets. The maximum building height is thirty five (3 5) feet.
Using the Caven Home as inspiration, each building must incorporate a minimum of fifteen (15)
of the Twenty one Identifying Features in the Caven Home. These features must be called out
on the elevations plan of the structure's construction documents.
Page 25 of 30
Architectural Vision and Guidelines - Page 26 of 30
Hillside homesp resent a low silhouette relative to their site context. Structures follow the
horizontal profile of the topography, with careful stepping of architecture, site walls, and terraces
to merge the downhill side of each residence back into the surrounding landscape. Each building
is designed to maximize views and minimize elevation. Exposed understructures of buildings
built on hillside sites are prohibited.
Example of stepped architecture with low profile
Boise, Idaho
LandscapinZat Cavanaush
M
Home of T&UeAn, designed b?Frank Lloyd Wright
Example of architecture Mended with the lite
StrqFts at Cavanaugh will exceed the landscape and buffer requirements set by the City of
Meridian. Landscaping is a priority throughout Cavanaugh. We hope to create a comfortable,
established feeling through the use of mature trees and to beautify the area with a generous
amount of flowers,, vines and bushes.
Cavanaugh identifies six categories of trees utilized to create therned streetscapes to enhance
their image and improve wayfinding. The six categories are defined as:
ia
Slmde Treeso. A six (6) foot planter strp •'is provided between the curb and the sidewalk
of all local streets. I
Shade trees are planted frequently within the stn'p to beautify the
streetscape and provide shade for pedestri■
ans. Shade trees are such that will minimize
long term disturbance to the sidewalk.
Canopy Treeso. Canopy trees are paramount along residential streets. These trees
provide a second tier of green and shade that tower over the shade trees. Single family
Page 26 of 30
Architectural Vision and Guidelines -Page 27 of 30
residences are required to have a minimum of one (1) canopy tree in the front yard within
ten (10) feet from the sidewalk.
Gateway Trees: These trees use color and scale as identifying markers for the entry
places for Cavanaugh.
Storefront Trees: Storefront trees are smaller in stature, have less leaf drop, and grow
vertically to keep branches away from awnings, signage, and storefronts.
Parking Lot Shude Trees: Parking areas associated with commercial and institutional
development are required to have shade trees. These trees must survive in an "auto
environment" and provide modest to fast growth for shade.
Buffer Trees: Buffer trees are utilized along collector and arterial streets, and in
transition areas to provide a visual, and sound buffer. These are hardy evergreen trees
with dense leaf and branch growth. Street landscaped buffers are required by the City of
Meridian, and Cavanaugh will exceed these requirements.
Other Design Elements
Pedestrian walkways, jogging paths, and bike paths are critical to Cavanaugh. They provide a
trail network throughout the neighborhood and continue throughout the region through the
Ridge--to-Rivers Pathway Pan. The Ridenbaugh Canal is an integral part of this plan. The canal
+i bisects the neighborhood along the southern boundary of "The Boardwalk" making it a
-•� convenient pedestrian corridor. Trails along the Ridenbaugh will be lush and charming with
points of discovery along the way. Foot bridges allow pedestrians to easily cross the canal to
access amenities and pathways throughout the neighborhood. The architecture and landscaping
in Cavanaugh should continue this pedestrian friendly feel. Parking lot walkways should
incorporate trees and inviting landscape. Entry walkways to homes and business should be
designed to enhance the entry and connect the building to the neighborhood.
Each building site shall be developed with minimal impact to the existing topography. All
excavation spoils must be removed from the site. All areas disturbed during construction must
be restored to their original appearance or in accordance with an approved landscape plan.
Page 27 of 30
.11
Porte c&here blended into the site and landwspe with architecture
A drainagg plan must be included as part of all construction and landscape submittals, and is
subject to ARC approval. All site drainage must be retained and disposed of on the owner's
property. The use of bio-swales is encouraged. Provisions for the disbursement of roof, gutter,
site, landscape, walkway and parking lot drainage are the responsibility the owner of the property
on which the drainage vaginates. Owners should consult with professionals to discuss their
drainage risk factors and specific solutions. Structures located in such a way that they may be
subject to additional water difficulties (from street run-off or other sources) during conditions
that exceed the system's designed capacity should investigate these possibilities and utilize
effective drainage system(s) recommended by a drainage professional.
Underground irrigation is required unless xeriscape design is approved. Underground automatic
irrigation systems need to be designed to irrigate lawn and shrub areas with separate zones. All
spray heads (pop -ups) must have pressure -regulating capabilities. Irrigation controllers must
have the modern features that allow for water efficient programming.
Boulders shall be sunk a minimum of one-third below grade and massed in Ngroups of two or
more of varying size to give a natural look. Exterior built-in barbecue units, fire pits and/or
fireplace must be contained within a rear batio or courtyard. Paving of hardscape areas within
the homesite can help crefte interest and variety to the character of outdoor spaces - terraces,
courtyards, patios, and walks. The material used for paving should be compatible in color and
texture to the materials of the adjacent architecture. By varying the pattern, material, and
formality of paving, a richness of identity can be brought to the outdoor areas. Pervious paving
material should be used wherever practical to minimize run-off and to support rain absorption.
W
Page 28 of 30
Architectural Vision and Guidelines - Page 29 of 30
I Permanent custom fencing and site wails in Cavanaugh are subject to ARC review. No cyclone,
metal mesh, or chain link fences are allowed whatsoever except that fence posts may be metal or
steel enclosed in wood. Site wall materials should generally match building materials of
adjacent architecture.
Water Features
All water features must have written ARC approval prior to their construction and/or installation.
The ARC has sole discretion and may reject any water feature deemed inappropriate. water
features shall be integrated as part of the landscape or streetscape. water features shall be sized,
located, and oriented to complement the adjacent building or landscape environment. Noise
from water features shall be limited so as to not impact adjoining or adjacent buildings or
homesites. water features shall be scaled as a minor landscape element... they shall not
dominate or distract from the landscaping or the architecture of the building.
Architectural RevqV iew Committee
An architectural review committee (ARC) will be established to enforce all of the design
concepts described in this guideline. The committee will be designed to secure the quality of the
architecture and landscaping in Cavanaugh. All plans must be submitted the ARC prior to
issuance of buildings permits. A preliminary review process tests the building and site concept.
' Concerns or objections are easier to address and less costly when they are identified prior to
construction. No structure or improvement will be constructed without approval. The ARC
reviews submittals and makes rulings that may supersede the code enforced by the City of
Page 29 of 30
-9AYANAUGU-
F Architectural Vision and Guidelines - Page 30 of 30
Meridian. In cases where similarity in building design or appearance is deemed a concern by the
ARC, modifications to the design may be required to eliminate similarities. The ARC reserves
the right to grant variances or modify these standards as it deems appropriate.
CM
Note to CLq of Meridian ,
Kastera wanted to submit this dram "Architectural Vision of Guidelines" document to the
Meridian Planning Department so you could see the scope of our commitment to good planning
and design at Cavanaugh. As we work with your planning and building staff, we will finalize
this document with city input. Thank you.
Page 30 of 30
r . Cavanaugh Redevelopment Applications
By Kastera Development LLC
Development Agreement Modificitions N*rrative — Page 1 of 4
In early 2007, Kastera Development LLC, through a related entity, DB SI Tanana Valley LLC
C'Kastera7) purchased the Tqpana Valley subdivision from Farwest LLC and Marty Goldsmith
of Farwest. Part of the total land acquisition included the custom home owned by Jerry and
Muriel Caven. Farwest had considered demolishing the home and replacing it with standard'
subdivision lots. This was unacceptable to Kastera. Also, Farwest did not master plan a true
neighborhood village center to provide services, workforce housing and employment. There
were homes right next to a state highway intersection. Kastera felt that this area was better
suited to a master planned neighborhood center to implement the new'Meridian Comprehensive
Plan.
As soon as Kastera closed on the property, we began new master planning to achieve a more
traditional neighborhood with a mix of housing types and costs, plus neighborhood services.
We also knew that we should preserve the 13,000 square foot Caven home and redevelop the site
as a community center and unique public, gathering place.
During several internal workshops with Meridian's planning and development staff, we all
agreed that the best way to redevelop this property was by submitting new development
applications including a modified Development Agreement. Therefore, in the spirit of
F { - preservation and adaptive reuse of a truly remarkable property, Kastera hereby submits an
y applicItion for a Development Agreement Modification to address the new village center
neighborhood commercial plan and conversion of the Caven home into a unique neighborhood
community center as a Civic/Social Hall.
Kastera fully understands that the final signed Development Agreement for this modified project
is a work in progress. References to certain hearings and agency conditions are still in process.
However, given our review of the recorded Development Agreement between Farwest and the
City of'Meridian for this property, we can at this point describe several modifications that we
would like to see incorporated into the Development Agreement Modification document.
Kastera proposes the following modifications:
DEVELOPMENT AGREEMENT MODIFICATIONS
PARTIES: 1. Agency = City ofiVieridian
2. Owner = D$SI Tanana Valley LLC
3. Developer= Kastera Development LLC
The "OWNER" of the Cavanaugh property is DBSI Tanana Valley LLC, whose address is 15711
State Highway 55, Boise, Idaho 83714.
t
The "DEVELOPER" of the Cavanaugh property is Kastera Development LLC, whose address is
15 711 State Highway 55, Boise, Idaho 83714.
- Development Agreement Modifications Narrative --Page 2 of 4
ti
DB SI Tanana Valley LLC as "Owner" and Kastera Development LLC as "Developer", agree to
be bound by the terms of the original Development Agreement (instrument # 106151214),
approved on September 21, 2006 on the land described in Exhibit "A", (the "Original
Development Agreement") except for the wording as specifically contained within items: 1.4;
3.2;3.3;3.4;4.1; 5.1.5;5.1.7;5.1.11; 5.1.15; 5.1.15 and 16.
1.4 - That item 1.4 of the Original Development Agreement be amended by
modifying the sentence to read: "WHEREAS, "Developer" has submitted an
application for Conditional Use Permit and rezoning of portions of the property as
described in Exhibit B, and has requested a designation of (TN -C) Traditional
Neighborhood Commercial District, and (C -N) Neighborhood Business District, and "
3.2 - That item 3.2 of the Original Development Agreement, be amended by
modifying the sentence to read: "DEYELOPER": means and refers to Kastera
Development LLC whose address is 15 711 State Highway 55, Boise, Idaho 83 714, the
party developing said "Property " and shall include any subsequent developer(s) of
the ".Property ".
3.3 - That Item 3.3 of the Original Development Agreement, be amended by
modifying the sentence to read: "OWNER" means and refers to DBS.I Tanana Valley
LLC whose address is 15 711 State Highway 55, Boise, Idaho 83 714, the party that
C1 owns said "Property" and shall include any subsequent owners) of the "Property ".
3.4 - That item 3.4 of the Original Development Agreement, be amended by
modifying the sentence to read: "PROPERTY" means and refers to that certain
parcels) of "Property" located in the County of Ada, City of Meridian as described
in Exhibit A describing all parcels to be annexed and zoned, including the parcel
described in Exhibit B to be rezoned TN -C Traditional Neighborhood Commercial,
and the two parcels described in Exhibit C to be rezoned C NNeighborhood Business
District, such exhibits being attached hereto and by this reference incorporated
herein as if set forth at length. "
4.1 - That item 4.1 of the Original Development Agreement, be amended by
modifying the sentence to read: "Application for a Certificate of Zoning Compliance
shall be submitted to the City of Meridian prior to a future development to the CN
and TN -C zones and the pertinent provisions of the City of Meridian Comprehensive
Plan are applicable to this application. " 10
5.1.6 - That item 5.1.6 of the Original Development Agreement, be amended by
modifying the sentence to read: "That future uses within the TN -C and C -N areas
will comply with the schedule of use for the TN -C and C 11 T zone in effect at the time of
building permit submittal; that a retail grocery store shall be allowed in the C --N
zoned property at the west end of the neighborh000l center; that prior issuance of any
Building permit within the TN -C and CN zoning area, a re -subdivision of the TN -C
= or GN lot be recorded, and that with the re -subdivision application, the applicant
agrees to submit elevations for approval by the City Council; and that the
construction of any subsequent structures) in this area shall be generally compatible
Development Agreement Modifications Narrative -- Page 3 of 4
in appearance and bulk with the Council approved pictures/elevations. "
5.1.7 - That Item 5.1.7 of the original Development Agreement, be amended by
modifying the sentence to read. "That the applicant agrees to buffer the TN -C and C.
IIT areas where they abut residential zoning as shown on the modified Preliminary
Plat which is Exhibit D attached hereto and by this reference incorporated herein as
if set forth at length. "
5.1.11 - That Item 5.1.11 of the Original Development Agreement, be amended by
modifying the sentence to read. "That public street access will be allowed to Victory
Road as approved by ACRD; direct residential lot access to Victory Road shall be
prohibited."
5.1.14 -That Item 5.1.14 of the Original Development Agreement, be amended by
modifying the sentence to read: "That a maximum of 548 detached and attached
residential units shall be platted on this Property. Single family detached lots, single
family attached units, workforce housing, apartments, lofts and affordable housing
units shall be allowed on this Property as shown on Exhibit E attached hereto and by
this reference incorporated herein as if set forth at length, which is a summary table
of all residential living units at Cavanaugh. "
5.1.15 - That Item 5.1.15 of the Original Development Agreement, be amended by
modifying the sentence to read: "That the applicant agrees to provide commercial
design, building massing and construction materials for this development as
proposed during the Kastera ,Development public hearings. "
5.1.16 -That the following be added as a new Item 5.1.16 to the Development
Agreement: "Attached hereto as Exhibit F and by this reference incorporated herein
as if set forth at length, is the Developers proposed Phasing Plan for the Property.
The City is aware that Owner is planning to transfer ownership of the property that
makes up Phases 4 — 8 of the subdivision to another legal entity or entities. Both
Owner and Developer acknowledge and understand that a conveyance of property
that has not beef legally subdivided will require, before a building permit can be
obtaified to make impro*ments to the property so conveyed, a re -assembly of the
parcels as they existed before they were conveyed, or obtainment of final plat
approval for any parcel so conveyed consistent with the terms of this Development
Agreement and the preliminary plat. The property so conveyed and the owner or
owners of such conveyed property shall be bound by the terms of this Development
Agreement. Owner agrees to retain owne;ship of the Caven home (Lot 1, Block 34)
and will not convey the home as part of any transfer of Phases 4 — 8 of the
subdivision. "
Development Agreement `Modifications Narrative -- Page 4 of 4
16 -That Item 16 of the Original Development Agreement be amended by modifying
the mailing address of the Developer and Owner to read:
Kastera Development LLC
Attn: Var Reeve
15711 State Highway 55
Boise, IdRho 53714
DBSI Tanana Valley LLC
Attn: Var Reeve
15711 State Highway 55
Boise, Idaho 53714
w
SEE ATtACHED EXHIBITS ON FOLLOWING PAGES:
Exhibit A = Legal description of entire Cavanaugh property.
Exhibit B = Legal description of the parcel to be rezoned TN -C Traditional
Neighborhood Commercial,
Exhibit C = Legal description of the two parcels to be rezoned C -N Neighborhood
Business District.
Exhibit D = Modified Preliminary Plat of entire Cavanaugh property.
Exhibit E = Summary table of all residential living units at Cavanaugh.
Exhibit F = Proposed Phasing Plan for Cavanaugh.
Cavanaugh Mocations til
Development Agreement
Exhibit E
Cavanaugh Redevelopment Applications
By Kastera Development LLC
Nevelopment Agreement Modifications Narrative — Page 1 of I
Exhibit E = Summary Table of all Residential Living Units at Cava'naugh.
Category of Living Units at Cavanaugh
- -- - ----- - - - --- - ----- -
Single Family Detached Residential
Total Number of
Dwelling Units
1. Single Family Attached Residential"* - --------------------
Loft Living ... above Neighborhood Retail - ------------------------
Condominium LWW in attachedresidential structure s
partm
A ent Living in attached residential structures
TOTAL UNITS
* * * Note: Attached living units within the TN -R zone may or may not be attached;
pending market demand and market conditions... therefore increasing the number of detached
livinR units accordingly.
or . �j
kv IT musm �
ADA COUWIf RECflRQERa. Dk1fID NAWRO 1t*UNi .90 63
BOISE IDAIM �1�1196 01:3! PM.�
DEPUTY�T III IIIIIIIIIIIIIIIIIIIIIIiIIIIlIIII1i
_ }IECt�IDEq-1�LgW10F 106151214
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CIV of ftdi"
DEVELOPMENT AGREEMENT
PARTW: I - City of Meridian
2. Marty Goldsmith, Owner
3. Parwest, LLC, Developer
TSS DEVELOPMENT" AGREE (this "Agreement"), is made and
entered into this' da of L , 2�, b and between Ci of Meridian, a
y y
municipal corporation of the State daho, hereafter called "CITY', Parwest, LLC, whose
address is 4487 N. Dresden Place, Ste. 102, Garden City, Idaho 83714, hereinafter called
"DEVELOPER". and Marty Goldsmith, whoso address is 4457 N. Dresden Place, Ste. 102,
Garden City, Idaho 83714, hereinafter called "OWNER".
1. RECITAM:
1.1 WHEREAS, "Owner" is the sole owner, in law and/or equity, of
-
C
certain tract of landin the County of Ada, State of Idaho, described in
Exhibit A for each owner, which is attached hereto and by this
Y reference incorporated herein as if set forth in full, herein after
refrrtd to as the "Property"; and
1.2 WHEREAS, I.C. § 67-6511A, Idaho Code, provides that cities may,
by ordinange, require or permit as a condition of re -zoning that the
"D velo and/or "owner" make a written commitment concerni
r"ng
the use or development of the subject "Property"; and
1.3 WHEREAS, "City" has exercised its statutory authority by the
enactment of the Meridian Unified Development Code, which
authorizes development agreements upon the annexation and/or re-
zoning of land; and
1.4 WHEREAS, "Developer" has submitted an application for
annexation and zoning of the "Property's" described in Exhibit A,
and has requested a designation of (R-8) Medium Dfhsity Rftidential
District, (OrN-R) Traditional Neighborhood Residential District, and
(C -N) Neighborhood Business District (Municipal Code of the City
of Meridian); and
1.5 WHEREAS, "Developer" and/or "Owner" made representations at
the- public hearings both before the Meridian Planning & Zonings
Commission and before the Meridian City Council, as to how the
DEVELOPMENT AGREEMENT (AZ 06-015) TANANA VALLEY SUBDIVISION
PAGE 1 OF 12
Ll
subject "Property" will tkc dbvelopcd and what improvtuftts will bb
made; and
1.6 INMREAS, record of the proceedings for the requested annexation
and zoning designation of to subject "Trope ty" held before the
Planning & zoning Commission, and subsequently before the City
Council, include responses of government subdivisions providing
services wthe City of Meridian planning jurisdiction, and
received fuuditr testimony and comment; and
1.7 WHEREAS, City Council, the 22'0 day of August, 2006, has
approved cartain Findings of Fact and Conclusions of Law and
Decision and Order, set forth in Exhibit B, which are attached hereto
and by this tefdrence incorporated herein as if set forth in full,
hereinafter referred to as (the "Findings"); and
1.8 NHEREAS, the Findings require the "Dcvdloper" and/or "owner"
to enter into a development agreement before the City Council takes
final action on ann6xation and zoning designation; and
1.9 "DEVELOPER" and/or "OWNED': deem it to be in their best
interest to be able to enter into this Agreement and acknowledges that
this Agreement was entered into voluntarily and at their urging and
requests; and
1.10 WHEREAS, "City" requ=s th'e "Developer" and/or " Owrier" to
enter into a dtvelopmnt agreement for the purpose of ensuring that
the "Property" is developed and the subsequent use of the `Tro rty"
is in accordance with the terms and conditions of this development
agreemdnt, herein being established as a result of evidence receivers
by the "City'' in the proceedings for zoning dresiation from
governrwnt subdivisions providing services within ttia- planning
jurisdiction and from affected property owners and to 'd1hsure re-
zoning designation is in accordance with the amended
Compeehen.sive plan of the City of Mdridian adopted August 6, 2002,
Resolution No. 02-382, and the zoning and Development Ordinances
codifi6d in Meridian City Code Title 11.
Now, THEREFORE, in consideration of the covenants and conditions set
forth herein, the parties ague as follows
DEVELOPMENT AGREEMENT (Az 06-015) TANANA VALLEY SUBDIVISION
PAGE 2 OF 12
2. INCORPORATION OF RECITALS: That the above recitals are
contractual and binding and are incorporated herein as if set forth in frill.
3. DEFINITIONS: For all purposes of this Agreement th& following words,
terms, and phrasds hdtein contained in this section shall be defined and interpreted as h-c*n
provided for, unless the clear contort of the presentation of t1A sand re"quires oth vise:
3.1 "CITY": means and refers to the City of Meridian, a party to this
Agreement, which is a mmci
up al Corporation and government
subdivision of the state of Idaho, organized and existing by virtue of
law of the State of Idaho, whose address is 33 East Idaho Avenue,
Meridian, Idaho 83642.
3.2 "DEVELOPER": means and refers to Farwest, LLC, whose address
is 4487 N. Dresden Place, Ste. 102, Garden City, Idaho 83714, the
party developing said "Property" and shall include any subsequent
developer(s) of thi "Property".
3.3 0OWNEW: means and refers to Marty Goldsmith, whose address is
4487 N. Dresden Place, Ste. 102, Garden City, Idaho 83714, the'party
that owns said "Proporty" and shall include any subsequent owner(s)
of the "Property".
3.4 "PROPERTY"; means and refers to that certain parcel(s) of
"Property" located in the County of Ada, City of Meridian as
ddscribed in Exhibit A describing the parcels to be annexed and
zoned R-8 (144edium Density Residential District), TN -R (Traditional
Nbighborhood residential District), and C -N (Neighborhood
Business District) attached hereto and by this reference incorporated
herein as if set forth at length.
4. USES PE WD BY THIS AGREEMENT:
4.1 The uses allowed pursuant to this Agreement are only thus# usds
allowdd under "City's', Zoning ordinance codified at Meridian City
Unified Development Code Section 11 -5B -1 B which aft- hettin
specified as follows:
Application for a Certificate of Zoning Compliance shad be
Y
submitted to the City of Meridian prior to a future dloprnent in
. the C -N zone, and the pepfinantpraVisions of the City of
~- CompBan arie applicably to this AZ 06-015 application.
DEVELOPMENT AGUEWW (AZ 06-015) TANANA VALLEY SUBDIVISION
ti
s
PAGE 3 of 12
10
4.2 No change in the uses specified in this Agreement shall be allowed
without modification of this Agreement.
5. CONDxTIONS GOVERNING DEVELOPMENT OF SUBJECT
PROPERTY:
5.1. "Developer" and/or "Owner" shall d6velop flit "Property" in accordance with
the following sptcial conditions:
5.1.1 That all future- uses shall not involve uses, activities, processes,
materials, equipment and conditions of operation that will be
detrimental to any persons, property or the general welfare by reason
of excessive production of traffic, noise, smoke, fumes, glare or
odors.
5.1.2 That all future developmdnt of the subject property shall b e
constructed in accordanoe with City of Meridian ordinances in effect
at the time of the development.
5.1.3 That the applicant be responsible for all costs associated with the
sewer and water service extension,
5.1.4 That any existing domestic wells and/or septic systems within this
proia ct will have to be removed from their domestic service, per City
Ordinance Section 5-7-5171, when servioes an available from the Cit3L:
of Meridian. ills may be used for non-domestic purposes such as
landscape irrigation.
5.1.5 That prior to issuance of any building permit, the subject property
shall W subdivided in accordance with the City of Meridian Unified
Development Code.
5.1.6 That future uses within the C -N area will comply with the schedule of
use- for the C -N zone in `effect at the time of the building permit
submittal; that prior to issuance of any building permit within the C -N
zoning area, a re -subdivision of the C --N lot be recorded, and that with
the re -subdivision application, the applicant agrees to submit
elevations for approval by the City Council; and that th6 construction
of any subsequent structure(s) in this area shall be generally
DEVELOPMENT AGREEMENT (AZ 06-015) TANANA VALLEY SUBDIVISION
PAGE 4 OF 12
compatible in appearance and bulk with the Council approved
pictures/elevations.
5.1.7 That the applicant agrees to construct and provide for the
maintenance of a 20 -foot wide landscape buffer along the wast side of
the C -N zo'h d property, where it abuts residential zoning.
5.1. S That the applicant agmes to annex the Rumple Lane property and
include it within the boundary of the concurrent subdivision.
5.1.9 That, except for emergency access as required by the Fire
Department, the applicant agrees to felinquish any interest this
property may have in Rumple Lane.
5.1.10 ffiat one- public stmt access will be allowed to Meridian Road,
located 1i mile south of Victory Road; direct lot access to Meridian
Road shall bep rohibited. Said public street access shall align with
.s
Fy Harris Stir s, across■ Meridian Road, and jise tlr, public stregt
stub/right-of-way pTovidid from Reflection. Ridge to the south.
5.1.11 That public street access will he allowed to Victory Road, as
approved by ACHD; direct lot access to Victory Road shall be
prohibited.
5.1.12 That the applicant should construct sidewalk adjacent to the oqt
parcel on Victory Road anti adjacent to the out parcel on Meridian
Road. NOTE: If the construction and ea went fpr the pathway is
not allowed in writing by th& owner of the out parcel, the- applicant
a ' to bond or provide another city-ap red method for prdwiing
. P, 9ma
assurance that the pathway improvem nts M that arm construction
when the olit p4rcel redevelo f .
5.1.13 'What the a plicant agrees to construct a multiuse pathway through
this site from the southeast corner of the property to Meridian Road,
5.1.14 That a maximum of 348- single family lots shall be planed on, this
property.
5.1.15 That t�g applicant agrees to provide comicial design, building
m,aasing and c nstkction materials for this development as proposed.
■
during the public hearings on ]ulk 11, 2006 and AVgdst 8, 2006.
DEVELOPMENT ACRE (AZ 06-015) TANANA VALLEY SUBDIVISION
PAGE 5 OF 12
6. COMPLIANCE PERIOD/CONSENT TO REZONE: Ais Ag m - it of W
the commitments conWrrd herein shall be terminated, and the zoning designation ri
upon a default of the "Developee' and/or `'Owner! or "Developers" and/or "Owners" heirs,
successors, assigns, to comply with Section 5 entitled "Conditions Governing Development
of Subject Property" of this within two ytars of the date this Agrwinmt is
effective, and atter dm "City" has complied with the notice and prw6dures as
ouftbd in Idaho Cade § 67-6509, or any subsequent amenor recodifications th of.
7. CONSENT TO DE- RATION AND REVERSAL OF
ZONING DESIGNATION:
"Developer" and/or "Owme' consents upon default to the reversal of the
zoning designation of the "Property" subjoct to and conditioned upon the following
conditions precedent to -wit:
7.1 That the "City" providb written notice of any faLF ilure to comply with
this Agrauent to " vVloper" Volor "Ownw and if tb* "D*viMo*'
andlor "Ower" fails to curs such failure within six (6) months of
such notice.
8. INSPECTION: "Developer" and/or "Owner" shall, imambdiately upon
compi ion of any portion or the entitety of said development of the "Property" as required
by this nt ar by City ordinance or policy, notify the City Engine and re4uest the
City Engineer's inspfctions and written approval of such completed improvemfuts or portion
thereof in accordance with t1f6 t6rms and conditions of this Development Agreement and all,
other ordinances of the "City" that apply to said Development.
9. DEFAULT:
9.1 In the Kant "Developer" and/or "Owner", or "DevelopW s" and/or
"Owner's" heirs, successors, assigns, or subsume' t oven"Es of the
"Property" or any other person acquiring an inteffest in tlo "Property",
fail to faithfully comply with all of fl* terms and conditions inclucbd
in this Agreenient in connection with the "Property", this Agement
may be modified or terminated by th-b "City" upon compliance with
the requirements of the Zoning Ordinance.
9.2 A waiver by "City" of any default by ``DcvelopW' and/or "OwnW' of
k' any one or more of the covenants or conditions hereof shall apply
DEVELOPMENT AGREENEN T (AZ QS -015) TANANA, VALLEY SUBDIviSION
PAGE 6 OF 12
solely to the breach and breaches waived and shall not bar any other
rights or remedies of "City" or apply to any subsequent breach of any
such or otter covenants and conditions.
10. REQUIREMENT FOR RECORDATION: "City" shall record either a
memorandum of this AgrCtrnent or this Agreement, including all of the Exhibits, at
s `Ikveloper's" and/or "Owner's" cost, and submit proof of such recording to "T*veloper"
and/or "owti-", prior to thenthird readingof the Meridian Zoning 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, the "City" shall execute and record an
appropriate instrument of release of this Agreement.
11, ZONING: "City" shah, following recordation of the duly approved
Agreement, enact a valid and binding ordinance zoning the "Prerty" as specified herein.
12. REMEDY; This Agreement shall be enforceable in any court of competent
jurisdiction �y either "City" or "Deveioper" and/or "owner", or by any successor or
successors in title or by the assigns of the parties hereto. Enforcement may be sought by an
appropriate action at law or in equity to secure thce specific p&formance of the covenants,
agreements, conditions, and obligations contained heroin.
12.1 In the event of a material breach of this Agreement, the parties agree
that "City" and 'Developer" and/or "Owner" 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 heir;
provided, however, that in ft case of any such default which cannot
with diligence be cured within such thirty (30) day period, if the
defaulting party shall commence to cure thc5 same within such thirty
(3O) day period and thereafter sh 1 roseLe the curing of same with
� P
diligence and continuity, then the time allowed to cure such failure
may bac extended for such period as may be necessary to complete the
curing of the same with diligence and continuity.
12.2 In the event thepe ornxance of any covenant to b e performed
hereunder by dither " i evelo�er" and/or "Ow ner" or "City" is delayed
for causes which are b4ond the reasonable control of the party
responsible for such performance, which shau include, without
limitation, acts of civil disobediencd, strikes or similar causes, the
tin* for such performance shall be extended by the amount of time of
� � , such delay.
DEVELOP'/ MNT AGREEMENT (AZ 06-015) TANANA VALLEY SUBDIVISION
PAGE 7 OF 12
13. SURETY OF ]PERFORMANCE: The "City" may also require surety
bonds, uTevocable I&tfrs of credit, cash deposits, certified chock or negotiablb bonds, as
allowed under Meridian City Cade, to insurs that installation of the improvements, which the
"Developer" and/or "Owner" agree to provide, if required by the "City".
14. CERTIFICATE OF OCCUPANCY: The "Develop ' and/or "mer"
agrge that no Certificates of Occupancy will be issued until all improvements ar* completed,
unless the "City" and "Developer" and/or "Owner" has entered into an addendum agram ut
stating when the improvements wiH be completed in a phased developed; and in any event,
no Certificates of Occupancy shall be i9sue d in any phase in which the improvements have
not been installed, completed, and acoeptdd by the "City".
15. ABIDE BY ALL CITY ORDINANE S. That "Developer" and/or
"Owner" agroc to abide by all ordinances of the City of /Meridian and the "Property" shall be
subject to de -annexation if the owner or his assigns, heirs, or successors shall not meet t1w
conditions contained in the Findings of Fact and Conclusions of Law, this Development
Agre&mnt, and the Ordinances of the City of Meridian.
16 NOTICES: Any notice desired by the parties and/or required by this
Ag 4mmWIL ent shall be deemed diffiv&6d if and when personally delivead or th (3) days after
deposit in the United States Mail, registered or certified mail, postage prepaid, return receipt
raquest ,d, addressed as follows.
CITY:
c/o City r:kngineer
City of Meridian
33 E. Idaho Ave.
MWidian, ID 83542
OWNER:
Marty Goldsmith
4487 N. Dresden Place, Ste. 102
Garden City, Idaho 53714
with copy to:
City Clerk
City of IVB oidia n
33 E. Idaho Av4onue
Mridian, ID 83642
DEVELOPER:
Farwest, ILC
4487 N. Dresden Pl&*, Ste. 102
Garden City, Idaho 53714
DEVELOPMENT AGRE (AZ 06-015) TANANA VALLEY SUBDMSION
PAGE 8 OF 12
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 beton the
parties hereto conceening thls Agr ement, 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
10
determined by a Court of competent jurisdiction. This provision shall be deemed to be a
separate contract between the parties and shall survive any default, termination or forfeiture
of this Agreement.
18. TIME IS OF TH MMENCE: The parties hereto acknowledge and agree
that tim6 is strictly of the essence with respcct to each and every term, condition and
provision hereof, and that the failure to.taimely perform any of the obligations hereunder shall
c ons titu to a breach of and a default under this Agreement by the other party s of ailing to
perform.
19. BINDING UPON SUCCESSORS: his Agreement shall be binding upon
and inure to the benefit of tit parties' respective heirs, successors, assigns and personal
representatives, including "City's" corporate authorities and their successors in office. This
Agreement shall be binding on the "Developer" and/or "Owner" of the "Property", each
subsequent owner and any other person acqum' 'nS an interest in the "Property". Nothing
herein shall in any way prevent sale or alienation of the "Property', or portions thereof,
except that any sate or alienation shall W subject to th7e provilions 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" and/or "Owner % to eKocut .
appropriate and recordable evidence of ter on of this Agment if "City", in its sole
and reasonable discretion, had &&rmined� that "Developer" and/or "Ownce' has fully
performed its obligations unser this Agreement.
20. INVALID PROVISION: If any provision of this Aernent is held not
valid by a court of competent jurisdiction, such provision shall be deemed to be excised from
this Agreement and the invalidity thereof shall not affect any of the other provisions
containwd herein.
21. FINAL AGREEMENT; This Agreement sets forth all promises,
inducements, agreements, condition and understandings between "Developer" and/or
"Owner" and "City„ rilativt to th& subjdet matter hereof, and there are no promises,
agr&meats, conditions or understanding, either oral or written, express or implied, bdtwn
"Developer" and/or "Owner" and "City", other than as are statied herein. Except as h ein
otherwise provided, no subsequent alteration, wnendnfent, change or addition to this
DEVELOPMENT AGREEMENT (AZ 06-015) TANANA, VALLEY SUBDIVISION
PAGE 9 4F 12
�W-
Agr==nt 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'.
21.1 No condition governing:,the uses and/or conditions:qovw=gre-zoning of the
subject "Property" herein provided for can be modifwd or anonded without
the approval of dt City Council after thb "City' has conducted public
hearing(s) in accordance with the notice provisions provided for a zoning
designation and/or an3andn nt in force at the time of the proptsed
amendment.
22. EFEE DATE of AGIJEEMENT: This Agr&nknt shall bt octive
on the date the Meridian City Council shall adopt the amendment to the Meridian Zoning
Ordinance in connection with tl-fd annexation and zoning of the "Property" anduecution of
the Mayor and City Clerk.
ACKNOWLEDGMENTS
IN WTINOS WIMMOF, tha p artids have hWm dkftutbd this agement
and trade it effective as hereinabove provided. :3
DEVELOPER
Farwes4 LLC
OWNER
Marty Goidalnith
I
DEVELOPMFNT AG (AZ 06-015) TANANA VALLEY SUBDrVISION
PAGE 10 4F 12
CITY OF MERIDIAN
r L•
BY:--
MA)A& 8 wEERD
Attest: ���•�
r
+ r
WILLIAM G. BERG, JR., &Y CEERIS
POP
Sdj
i
CP-
STATE
OF IDAHO )
ss
County of Ada )
On this - day of 2006, before me, a Notary
Public,ersonall appeared Tamm da Waard and W� loam berg, Jr., Imow or identifiedP Y P Y
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
acknowredged to me that such City cx&uted the sauce.
IN WYfNESS WHEREOF, I have hereunto set my hand and afford my
official seal the day and year in this certificate first abovewrimn.
o
T4%` Y - -
(SEAJ) Notary Public for Idaho
■
Residing at: 110
* ; Commission expires.
ri■
4
;. DEVEwpo (AZ 46-015) TANANA VALLEY SUBDIVISION
PAGE II OF 12
to
STATE OF IDAHO, )
SS
County of Ada, )
On this A� day of AM 9A , 2W, before nye, the undersigned, a
Not Public in and for' said Stag, personally app)ftr"
I % a- rlw-Ala amkk ., ]mown or identified to me to be the
of Farwest, LLC, acknowledged to me. that they
exicuted th'e same on behalf of said corporation.
IN WITNESS W]UREOF, I have hereunto set my hand and affned my
official seal th* day and year m this certificate first above written.
(SEAL)
Notary Public for Idto
Residing at: -- -- --
F My Commission
'pr
My
11#0,,0 F `
STATE OF IDAHO, }
ss
County of Ada, }
On this ct'3' day of 2006, before me, the
undersigned, a Notary Public in and for said State, ersonally appeared Marty Goldsmith,
known or identified to me and aci nowle�ged to me that he executed the same.
IN WITNESS WHEREOF, I have h6reunto set my hand and affixed my
official seal the day and year in this certificate first above written.
(SEAL) k� *4)1 AN
a uor
dip
AL
Notary Public for o
Residing at: -L ---
My Commission Exp' s:
'.j r;0 f 12
DEVELOPMENT AGREEMENT (AZ 06-015) TANANA VAL ZY SUBDIVISION
PAGE 12 OF 12
Project: 10-06-074
Date: July 5, 2007
PARCEL DESCRIPTION
CAVANAUGH COMMERCIAL SITE
Cavanaugh Modifications to
Development Agreement
Exhibit A
That portion of the Northwest'K of Section 30, Township 3 North, Range 'I East, BaiseoMeridian, Ada
County, Idaho, and more particularly described es, follows:
Cor+nmencin& att* Northwest corner of Section 30 from which the North % corner of said Section 30
bears Noah_ 89 42'094' East, 2,450.83 feet, thence atong the Northerly boundary line of the Northwest ,A
North 89'49`02" East, 650.00 feet to the POINT OF BEGINNING
thence continuing along said Northerly boundary line North 89'42'09" East, 1, 236.83 feet;
thence South 000- 1751'* East, 350.00 feet;
thence along a curve to the right 317.50 feet, having a radius of 317.50 feet, a delta of 57* 17453', and a
ton@ chord which hears south 28 1 &01 Test, 304.44 feet;
thence South 5743'28" West,. 46.19 feet;
thence along a curve to the left 237.06 feet, having a radius of 682.50 feet, a delta of 19' 54'0#", and a
long, chord which bears South 47°46'26" WEst, 235.87 feet;
thence South 35"4327" west, 50.00 feet; thenct along a curve to the left 173.56 feet, having, a radius of
530.56 feet, a delta of 1$4434", and a long chord which bears south 2602111o" west, 172.79 feet;
thence South 19 ° 04'50" west, 7.82 feet to the Northerly right-of-way of the Ridenbaugh Canal;
thence along said right-of-way the following 3 courses
1. North 702-55"16r- west, 1,086.88 feet;
2. themce along a curve to the right 116.85 feet, having a radius of 250.00 feet, a delta of 26A4648
and a long chord which bears North 57:1-3152 '' West, 115.79 feet;
3. thence North 44° 08'28" west, 329.64 feet to the Easterly right -of -gray of South Meridian Rd.;
thence along said right-of-way North 00'025"38"' East, 275.48 feet;
thence Hbrth 67'10'51" East, 65.31 feet to the Southerly right-of-way of E. Victory Rd.;
thence along said right-of-way North 85' 58'45" East, 89.71 fekt;
thence continuing along said right -of -gray North 80""245(r East, 430.98 feet;
thence North 0D1117'51" west, 32.00 feet to the PANT OF BEGINNING.
Containiryj 30.079 acres, more or less.
Prepared by:
J -U -B ENGINEERS, Inc.
Gregory E. Holkesvig, P. L.S.
G EH Jhc �/ j
r \VJ�1^ "[�� i�aste a CAva1Ysugh SubX 1 O -D6-0 4- 1nXDi!s .r 1ptio"s1 3O-06-07+Cal AY auih qwdidl Site.
IF;EN
..A
■
Project: 10-06-074
Date: July 5, 2007
PARCEL DESCRIPTION
CAVANAUqFi COMMERCIAL SITE
ZONE TNC
Cavanaugh Modifications to
Development Agreement
Exhibit B
That Portion of the Northwffst V of Section 3Q, TOVnship 3 North, Range 1 East, Boise Meridian, Ada
County, Idaho, : nd more particularly d crib��ed am follows:
Commencin t the i4orthwes , .
t corner of �er� 3Q fro which the North � corner of sa�ri•tion 30
be2mrs1lvr ''d'09" Edst, 2W5513 feet, thence aioffg 1he Northerly bcpndary line of the Northwest 1/
North 89'42'09" East, 731.50 feet to thb POINT OF BEGINNING;
thence continuing along said line, Vorth 89'Q'09'2 East, 619.88 feet;
thence South 40017'15" East, 67.92 feet; thence along a curve to the left 168.91 feet, having a radius of
200.00 feet, a delta of 48' 23'24'ip and a long chord which btars South 2428'57' East, 163.94 feet;
thence South 48' 4939" East, 133.72 feet;
thence South 03'4V39" East, 177.90 feet;
thence forth 86 ,1921" Eastr 56.47 feet; ■
■
thence along a curve to the right 179.30 feet, having a radius of 200.00 feet, a delta of 51"21'54', and a
long chord whi& bears Ath i�059142-� East, 173.35 feet;
theme South 42'18"45* East, 53.55 feet* thence along a non tangdht curve to the right 51.25 feet, having
a radius of 317.50 feet, a 1 delta of 09' 14'55", and a long chord which bears South 52*22'26" West, 51.20
feet;
thence South 5r� 43'2fF West, 46`19 feet;
thence along a curve to the left 237.06 feet, havinradi % of 682.50 feet, a delta of 19' 54`04", and a
loAI chord which burs South 7##6'26" Gest, 2.35.8,' eet; ■
■
■
h2nce Sopth 35"41UJ* Vkstp1J1=D0 f ■
■
hence aloe* a curve to the left■1 3.506 feet, having radius of 530.56 feet, a delta of 18 a 44'34" and
. ,�, � ,a a
long chord which burs South 26 -��11 W West, 172.79 feet;
thence South 19' q4!50... West, 7.82 feet�to the Northerly right-of-way of the Ridenbaugh Canal;
■
thence'ald'i said right cf-way &Arth 70P55'16 95 best! 782.81 feet;
thence North 19004!44w East, 43.80 feet;
thence along a noNtangent curve to the right 105.84 feet, havinlia radius of 100-00 feet, a delta of
60'k 38'2PRd a tor* chord which bears North 11' 141e West, 100.97 feet;
thence North 11 04' 0" East, 123.38 feet;
■
N'
■
M
.4 s.._ -' F -- - - r. _ _. .r 7k M;)%I+ F�r� /� �tl li !+1' ■ , 'dN.L�rt� i�*� k, ti " rr - �. -�2M` -- •Ju-
57.
y
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L
Commercial Site
July 5, 2?
Page 2 -
thence alormg a curve to the left 100.73 feet, having a radius of 298.E feet, a delta of 19' 22'05", and a
Long chard which bears North 23'47" East, 100.26 fmt;
thencLF North 00° 17''15" west, 386.10 feet to the POINT OF BEGMNING.
Containing 16.489 acres, more or less.
Prepared by:
.l -U -B ENGINEERS, Inc■ UAND •
Gregory E. Holkesvig, P.L.S. ::� '
aglrp. T
AM Op
I
I
.1
-t GEH:lhc
HADSM10-06-074- Kastera Cavahaujh 5 \10-qh-074-#at*itDescripttons\10-@6-074-C.-varum# CogWner i#1 Site TNC.dpc ° ;
Project: 10-06-074
Date: July 5, 2007
PARCEL DESCRIPTION
CAVANAUGH CONMERCIAL SITE
ZONE CN EAST
Cavanaugh Modifications to
Development Agreement
Exhibit C
That portion of the Northwest 1/6 of Section 30, Township 3 North, Range 1 East, Boise Meridian, Ada
County, Idabo, and more particularly described as follows:
Commencing at the Northwest corner of Section 34 from vMich the North 1/ corner of said Section 30
bears North 89'42'09'" Fast, 2,450.83 feet, thence along the Northerly boypdary line of the Northwest if
North 89?42'09" East, 1,351.38 feet to the POINT OF BEGINNING;
thence continuing along said line, North 84°42'09' East, 535.4-5 feet:
thence South 00'17'51" East, 350.00 feet;
thence along a curve to the right 266.25 feet, having a radius of 317.50 feet, a delta of 48' 0250", and a
long curd which bears South 234*,'43'34" west, 258.52 feet;
C- - P thence North 42" 18'45" west, 53.55 feet;
L
thence alomS a curve to the left 179.30 feet, having a radita of 200.00 feet, a delta of 5'1821 `54", and a
long chord vihich bears Nowth 67 59 42 West, 173.35 feet;
thence South 86 *-19121 " West, 56.47 feet;
thence North 0304039" west, 177.90 feet;
thence North 48' 4039" West, 133.72 feet;
thence along a curve to the right 168.91 feet, havi n& a radius of 200.00 feel, a delta of 4822-324 kv , and a
long chprd which bears North 24' 28'57" West, 163.94 feet;
thence North 00O 1715" best, 67.92 feet to the POINT OF BEGINWING.
Containing 5.129 acres, rmre or less.
Prepared by:
J -U -B ENGINEERS, Inc.
Gregory E. Holkesvig, P.L.S.
f., .
((0 0
OF
G EH: thoc
HAWN10-06-07:4 - KARkra Cavana o SubklO-Q6-074-Adminlaesc iptioniAIO-4i-074-Cava na c erdat Site CN East.
Project: 1006-074
Date: Ably 51 2007
PARCEL DESCRIPTION
CAVANAUGH COMMERCIAL SITE
ZONE CN WEST
That portion of the Northwest :A of Section 30, Township 3 North, Rartge "I East, Boise Meridian, Ada
County, Idaho, and more particularly described as follows:
Commencing at the Northwest corner of Section 30 from which the North 1/4 corner of said Section 30
bears North 89042'09" East,, 2,450.83 feet, thence along the Northerly boundary line of the Northwest l
North 89"142`09" East, 650.E feet to the POINT OF BEGINNING;
thence North 89"42"09" East, 81.49 feet;
thence South OBD' 1715" East, 386.10 feet;
thence along a curve to the right 100.73 feet, havirIg a radius of 298.00 feet, a delta of 19' 22'05", and a
longi chord which bears South 095 23'4 West, 100.26 feet;
thence South 19'' 04'50" West, 123.38 feet;
thence along a curve to the left 105.84 feet, having a radius of 10D.00 feet, a delta of 60.38'27", and a
long chord ich bears South 11-F 1423" East, 149.97 feet;
thence South 19'04744" West, 43.80 feet to the Northerly right-of-way of the Ridenbaugh Canal;
thence along said right-of-way the following 3 courses
1. North 704"55"16" West, 304.07 feet;
2. thence along a cw►e to the right 116.85 fe%t, hawing a radius of 250.00 feet, a delta of 26'4648
and a long chord which hmars North 57' 31'52TWest, 115.79 feet;
3. thence North 44'08'28" West, 329.64 feet to the Easterly right -of -gray of South Meridian Rd.;
thence along said right-of-way North 00`25'3e East, 775.48 feet;
thence North 67'10'51' East, 65.31 feet to the Soutlurly right-of-way of E. Victory Rd.;
thence aloes said right-of-way North 85 C 5$'45" East, 89.71 feet;
thence continuing along said right-of-way North 89'24'50" East, 430.98 feet;
thence North 00` 1T5'E I -West, 32.00 feet to the POINT OF BEGINNING.
Containirs 8.461 acres, more or less.
Prepared by:
J -u -B ENGINEERS, Inc.
Gregory E. Holkesvig, P.L.S.
GEH:Ihc
HADSR10-06-071, - Kastwa Cavanaugh Subs 10-WO74-Ad niAiDLP3&Ptims110-Q6-07'4-Cilrariiuti Cy erda[ SitE CN Wcst.j&
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MERIDIAN, ADA CMMY, IDAHO mamf
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TiTLEONE CORPORATION
Authorized agent fo:
COMMONWEALTH LAND TITLE INSURANCE COMPANY
Commitment Number: A0554135 KSfTH
SCHEDULE C
PROPERTY DESCRIPTION
The land referred to in this Commitment is described as follows:
REVISED FEBRUARY 13, 2007
A parcel of land being p
ordons of the Northwest quarter and the Northwest quarter of the Northeast quarter of
Section 30, Township 9
i 3 North Range 1 East, Boise Meridian, Ada County, Idaho, more particularly described
as follows: ■
•
Commencing at the N rnNorthwest comer of Section 30, Township 3 North, Range 1 East, Boise Meridian, Ada
County, Idaho; thence along the North line of the Northwest quarter of said Section 30 •
North 89042'45" East 850.00 feet to the REAL POINT OF BEGINNING of this description,
thence continuing North 89042145" East 1800.72 feet to the Northeast gprner of the Northwest quarter of said
Section 30, the alon�
• thence the North line of the Northwest quarter of the- Northeast quarter of said Section 30
North 89°42'32 East 220.13 feet to a point: thence
South 00°17'28" East 285.02 feet to a point; thence
North 74°28'57' East 118.76 feet to a point; thence
North 61 "14'40" East 30.91 feet to a point, thence
North 48052'34" East 97.71 feat to a pointhence
North � D32'29 Ea quarter of the No east
- East 1 78.38 feet to a point on the said North line of the Northwest
quarter; thence along said North line Ic
North 89°42132' Ea 600.65 feet to a point, thence
South 01 04.814' East 490.17 feet to a point; thence
North 89°42'32" East 214.00 feet to a point; thence
South 00°03'33" West 30.00 feet to a point; thence the Northeast quarter of
89n42'320 East;0.00 feet to a point on the East lineof the Northwest quarter of North
said Section 30; thence along said East Zine quarter of the Northeast quarter,
South 00° '33■ West 802.38 feet to the Southeast corner of said Northwest q
thence along the South line of said Northwest quarter of the Northeast quar&pr
Sou Northeast quarter,
South 89°43'27"`West 13'15.72 feet to the Southwest comer of said Northwest quarter of the q
F
thenc-e along the East line. oj the Northwest quarter of said Section 30
South 0007'33" Ea ouch
East 1322.04 feet ?o the Southealst corner of said Northwest quarter; thence along the S
line of laidMrttwest quarter
est corner of the Southeast quarter of said Northwest quarter
South 89"44'21"West � 323.01■feet to the Southw
BCW 1/16 corners'
thence South 00000'21" East 25.00 feet along the East line of Government Lot 3 of said Section 30;
thence parallel to the South fine of said Northwest quarter Roadthence elan
South Vl
8g°44'21" st 1073.91 feet to a point on the Egsterly right of way for S. Meridian , 9
said tasterly right of way said Easterly right of way
North 0 'D7" East 25.00 feet to a point; thence continuing along y
a �� �� th�hce continuing
North 0Q� 5fi East 842. �10 feet to a point; •
North
00"26'13" East 135.75 fee's to a point, thence leavir `said Easterly right of way
South 39022'47" East 131.08 feet to a point; thence
ALTA Commltmnt
5cwuIp C
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(A0654135.PFD/A0654135/28)
TITLEON E -CORPORATION
'Authofed Ntnt for:
COMMONWEALTH LAND_ TITLE INSURANCE COMPANY
Commitment Numher.AD654135 KSITH REVISED FEBRUARY 13, 2007
.�
SCHEDULE C
(Continued)
South 33° 12'54 Eest 142.72 feet to a point; thence
South 55051'53 E29 159.94 feet to a point; thence
North 15°08'28' Eilst 425.09 feet to a paint; thencer.
North 84°5921" Vilest 405.27 feet to a point on the said Easterly right of way; thence along said Easterly right of
way
North 02°58'03" West 686.19 feet to a point; thence continuing
North 00°26'17 East 988.52 feet to a point on the Southerly right of way for E. Victory Road; thence along said
Southerly right of way
North 67011'580 East 65.29 feet to a point; thencw continuing
North 85°59'21" East 89.71 feet to a point; the ae continuing
North 89025'19" East 430.98 feet to a point; thence lowing said Southerly right of way
North 00°17'15' West 32.00 f6et to the REAL POINT OF BEGINNING.
EXCEPTING any portion tying within the right of way for E. Victory Road.
ALTA C
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AFFIDAVIT OF LEGAL INTEREST
Cavanaugh Redevelopment
STATE OF IDAHO)
COUNTY OF ADA)
I, Douglas Swenson, president of DBSI Dousing, Inc., the sole member of DBSI Tanana Valley
LLC, 1550 S. Tech Lane, Meridian, Idaho 83642, ging first duly sworn upon oath, depose and
say:
1. DBSI Tanana Valley LLC is the record owner of the property described on the attaclmd
applications, and it grafts its permission to Kastera Development LLC and Wayne S. Forrey to
submit the accompanying applications pertaining to that property.
Address or location of property: Cavanaugli Subdivision on SE corner of Meridian and Victory
Road, Ada County, Idaho.
2. DBSI Tanana Valley LLC agrees to indemnity, defend and hold the City of Meridian
and its employees harmless from any claim or liability resulting from any dispute as to
the statements contained herein or as to the ownership of the property which is the
subject of the applications.
3. DBSI Tanana Valley LLC hereby grants pe-rnission to City of Meridian staff to enter
_ the subject property ofor the purpose of site inspections related to processing said
applications.
4. DBSI Tanana Valley LLC understands there may be direct costs incurred by the City in
obtaining a review of the applications by architects, engineers, or otter professionals
necessary to enable the City to approve or disapprove the application., we further
understand that Kastera Development LLC has agreed with the City to pay all of these
fees as part of their application process.
Type of applications: Modified Prelnnary Plat; Conditional Use Permit; Rezone; Planned Sign
Program; Modified Development Agreement.
]Dated this day of August, 2007,
Dougl enson, president of DBSI Dousing Inc.,
Member of DBSI Tanana Valley LLC
SUBSCRIBED AND §WOM to before me the year written above.
owl
�0T A r? ' , Notary Public for Idaho
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CITY OF MERIDIAN
Punning Depart jknt
660 E. Wasertowcr Ln., Suitc. 202, Meridian, ID 83642
(208)884-5533 Phone / (208)888-6854 Fax
r
PRE -"PLICATION MEETING REQUEST Q ST FQRl►Z
Prv-application Ailetings are required prior to the sub4ttal o a Lica ' .
ro ktrd forrx Nu rt IN submitted to the Plarrrri D artrne `� ' p ion that trquit�r a publir h�xrrll . Tbtf
nt at least 4S hours lieforr_vur requested meetit►lq tip, 14n �4ssoaate
Citi+ Plannir a ill con, frm the mee ling b y ether phone or email.
Pro •ect/Subdivision Name:
C"4 v vni--- N
APPlicfnt / Contact if different :
Neme:
Addresar
Pho
n� Numb��: 847 Fad Number:
� 1 ~ z SFS Y
Sit! Information:
Location: So teI"
Numb= of Lots:
'4X Parcel Number(3} :
Typie of Applications):
I . ❑ Pry ' Plat (Submit ubmtt an 8 /7 x 11 version
Amendment
2. ❑ Conditional Use Permit
3• ❑ Annention and/or Rezor*
4. ❑ Plenntd Unit Devalopnitnt
E-mail Address:
o IP
CLQ 0 C
Total Acral:
Curr&nt/Proposed Zomig:
`
5• ❑Unified Development Cod&
6• ❑ Comprehensive Pun Arnendmmnt
7. �ari nce
8. ❑ Other (e.g. City Council reviwvs}
Plaaso list RIl persons who will att4nd the r� Iic •
Xt .� P -app exon meeting:
111,1111
N1
04
Specific Questions/Issues:
❑ Check h6t- if your proposed dev*lopmjwnt includes avten ' .
p tial public park, pathway, or school.
Monday (Except Holidays) Wednesday
sday
11:15 12:45
1:15
2:00
2:45
**%e atrolVy surest that you brims a _ onc�c foal la .
Otherwrs�e, staff mayrequit* dditi . � P your of tha proposed proract to the mee '
� al ra-a lication meetirxgs, '
[Notify rgency, if epplicable-.
ITD (StwSulHM#n, 334-8955)
�. MDC (CL -kir Bowman, 484-4414)
MFD Mich Green, 898-550
City of Meridian,Treoo lication. MeetinLy Notes Dat��
Project/SubdivisioaNanae: , a
Ajplicant/Contact: Cvc"-n Kilt
City stafffrate"to + .
UJ0.-4
jA
�. - MLocation: ri A •-- ` G at �a � Nd .
dixds g T013113.g: � , .
Contiguous and Within AOI (AZ only) :
Proposed Zoning: �� — l 0--(Z Dumber •
- - ._, of Units and/or Lots.
Property Size: � �~Dwelling Type (if residential),
Sitrcunding Uses: CO { c �- 91 ! eS ; r%4 :A
ompreflensive Plau Designation[s5: ��} r ,,-{
Street Buffers and/or Land Use Buffers:. `ftv-,,,.
•
Open Spice/Aki6nities/Patff�rays:
Street System/Stub Streets Ices . , o . CX_ C
Serer and Water. Service:
Topography ydrology ioodplin Issues:
CanalslDitches/frriaation and/or Ha.zardse
Ada County I- ighway District
Idaho Tfdnsportation Departtn6nt
Sanitary Services Ca oration
Central Dist dct Health,
A.
S ettlrs Irrigation
Fire Dep artment
Police Department
Applications Required (circle all that all
l � :
P� Y� �r
Accessory Use. Design Review
Alternative Compliance Final Plat Modification
Annexation �'19a&;ne�dU�it
'
f iflan
Cer cat �af ZoningCompliance P D eVelo taeht
.+ . P
- Comp Plan Kap Aanaendment A)a el�nannary Plat
Com endment Private Street �
Con'tiora I Use Permit ezone
Additional Pre -A li a ' o � Co
pp � , n onference circle ones. Required
Paths Department
Public Works Department
Building Dep&tment
Other: 36 jag
NaryN -, '
,P a and Meridian Irrigation
g on
Short ,Plat
Time Extension
UD C Text .Amendment
vac�fti.on '
vari ancei
Q2ther: . -reVYX
<: Not Re q u fired
Anticipated Submission Date: _ g
_Antic* ated Hearin Date:
NOTES: I] Applicants are required to hold a neighborhood meeting, in accordance -with UDC 11 -5A. -5C, prior to
submittal of an application requiring a public hearing. 2} Except for UDC Tait Amendments, Comprehensive Plan
Text A:mendments and vacation. applications, all other applications requiring a public hearink shall be posted in
accordance with UDC 11--5A.5 D. 3} The Information provided during this meeting is based on current City Code .and
Comprehensive Plan. Any subsequent changes to
.City Code and/or the Comprehensive Plan may affect your
submittal and/or application. This pre -application meeting shallJ�e valid for 6 months. F.
Cow
5]
IsJ
ii -if
Cit- of Meridfiaif Pre -application Meeft- Notes Date:!U
�. -/3 -o �►
Project/Sub - s Name:
'
d�vrsYon
Applicant/ C,ntact: Q k _ r
Accessory Use
City Staff:'/7'11
.Alternative C@mpliari`be
Location: c Y I M-tn-4- #\A -e K d r a n
Annexation
Existing Zoning:�� :'?� [ � � -
- .
Contiguous and Within ACI co ly):
Proposed zoning:
Number of Units and/or Lots: .
Property Size: ' s 0L. C41 s
Dwellin Type if residential):
Surroupding Uses: Kws � dR n -h~&.1
Conditional Use Permit
Compr hens .
*■ e Plan Designations . Med.
Street Buffers and/or Land Use Buffers: C- �-r �
..
-}� re - R_Ka- r z.ot �.S
C e S ace/AmenitieslPath
p v ,ys.
Y .
Street System/Stub Streets/ ,gess:
Sewer and water Service:
_
Topo raphylHydrology/F odplafif Issues: .�
Canals/. Ditcfiesllr dgaand/or Hazards:
F
a n kn �
Hismyle
■
Addi and Meeting Notes: A � rk t -1 rd.,
o z o ,�_ .` F -� �- T-0 -C -
Y* 1 3DC1 Z� �+ �-
� 12 �r +{� _ � � ! f ■ 1�! e � ��■ � wJ �� ^ � �L/tib � /� 2-8,3
• ' Q' .
r G•wf .Strzk7off&
i
-'JY� S . irG.'7'.�� �v
]
Other AgenciesMepartments to Contact (circle):
Ada County Highway District Nampa and Meridflaft Irrigation
Idaho Transportation Department Settlers Irrigation
S4nitary Services Corporation Fire Department
Central District Hpalth „ Police Department
{
Applicatifts Required (circle all that apply.
Accessory Use
Design Review
.Alternative C@mpliari`be
Final Plat Modification
Annexation
Mist ' . (DA Modification
Qwfficate of zoning Compliance
Planned Unit Development
p
Comp Plan Map Amendment
Preliminary Plat
Comp PlA.an Text Amendment
Private Street
Conditional Use Permit
exon
ditional Pre --Application Conference(circle one), -
Anticipated Sv bmission Date:
Required
Parks Department I�
Public WorlfflDepartuaent
Building Department
ot4.er22
-
Short Plat
Time Extension
UDC Text Amendment
Vacation
Variance
Other:
Antic' ated Dearing Date:
Qt;
Not Required
DOTES: X) Applicants are required to hold a neighborhood meeting, in accordance with UDC YI--5A-5C,prior to
submittal of an application requiring a public hearing. 2) Except for UDC Te# Amendments, Comprehensive
k FlaLn
Text Amendments and Vacation applications, aH other a lications re ' '
pp quxrvag a public hearing shad be posted in
accordance with UDC 11-5A-5 D. 3 The information provided during this meeting is based on current City Code and
Comprehensive Elan. Any subsequent changes to City C6de andlor the Comprehensive Plan mai affecty our
submittal and/or application. This pre -application meeting shall be valid for 6 months.
sir
May 30, 2007
RE: Neighborhood Meeting Invitation --- 07 J
une, 2007 6:00pm to 7:00 pm at the Cavin
Home
Dear Property owner:
My name is Craig Kulchak and I am a Project Manager with Kastera Development of Eagle,
Idaho. Kastera Development has acquired the 177.52 acre Jerry Cavin property which is
generally located at the south east comer of the intersection of Meridian road and Victory Road.
(See attachment A)
We have acquired this propertyand have cit -
y approval to develop a residents
are seeking additional approval p al comrnun�ty, we
pp , for a redesign of a Village Center with a '
Office and Residential. It �s our desire mixture of Retail,
sire to develop one of the finest communities in '
this neighborhood. Idaho within
r '
We are writing to invite you to attend a neighborhood meeting on Thursday evening June 07X007 from �:oopm to 7:oopn ,
at the Cavin Home. The Cavin home is located at 465 East
Victory Road, Meridian, Idaho just east of the .Meridian/Victory intersection.
We would like to meet you and hear your thoughts and comments about our proposed
development for this property and the neighborhood.
We look forward to meeting you at the Juneto '
7 neighborhood meeting.
Respectfully;
Craig Kulchak, P.M.
Project Manager, Kastera Development LLC
rdw
40
rdw
COMMITMENT OF PROPERTY POSTING
Per Unified Development Code (UDC) 11 -5A -5D, the applicant for all applications requiring a
public hearing (except for a UDC text amendment, a Comprehensive Plan text amendment
and/or vacations) shall post the subject property not less than ten (10) days prior to the hearing.
The applicant shall post a copy of the public hearing notice of the application(s) on the property
under consideration.
The applicant shall submit proof of property posting in the form of a notarized statement and a
photograph of the posting to the City no later than seven (7) days prior to the public hearing
attesting to where and when the sign(s) were posted. Unless such Certificate is received by the
required date, the hearing will be continued.
The sign(s) shall be removed no later than three (3) days after the end of the public hearing for
which the sign(s) had been posted.
I am aware of the above requirements and will comply with the posting requirements as stated in
1
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MENDUK IDAHO 83842
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485 EAST Vf ICTORY ROAD ,.
MERIDYK IDAHO 83842
LANDSCAPE PLAN - AREA FOUR
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?��its
MEPADVA IDAHO 83642
LANDSCAPE PLAN — AREA TEN
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CAVANQGH SUBDIVISION
101 465 EAST VICTORY ROAD ORR
4� PC
MEFUDAM IDAHO 83642 C�Pm PC
LANDSCAPE PLAN - AREA ELEVEN
W.P.
0
RADIUS NOTICE REPORT FILE NAME: cavin
27 -Aug -2007 I
Owners Owner Address
ALLEN SHERELL A 3588 S ORLEANS PL
MERIDIAN, ID 83642-0000
Property Address: cavin
ALMQUIST KURT 3 3 9 9 S P0E AVE
TURNER RONELLE J MER11DIAN, ID 83642-0000
Property Address: cavin
AMADOR PETAR E 1198 E SICILY ST
AMADORVEANNJ MERIDIAN, ID 83642-0000
Property Address: cavin
AMYX MARVIN 3796 S SPRINGFIELD AVE +
M[ERIDIAN, ID 83642-0000
Property Address: ca -vin j
ANDERSON CHERIE H 48 W ROCKFORD ST
MERIDIAN, ID 83642-6966
Property Address-, cavin
ANDERSON CLAY C 548 E OBSERVATION DR
ANDERSON SALINA MERIDIAN, ID 83642-0000
Property Address: cavin
ANDERSON TYLER 3647 S BRIGHAM AVE
MERIDIAN,, ID 83642-0000
Property Address.- cavin
ATM DEVELOPMENT LLC 2747 S PAJ
EAGLE,, ID 83616-0000
Property Address: cavin
AVI SIM PLOT INC PO BOX 27
BOISE, ID 83'707-0027
Property Address: cavin
14.
Owners
Owner Address
BARGER DANIEL M
1143 E SICILY ST
BARGER JENNIFER P
MERIDIAN, ID 83642-7877
Property Address:
cavin
BARTOLONIE RICHARD
1296 E PISTIOA DR
BARTOLOME PATRICIA
MEPJDIAN, ID 83642-0000 LVA
Property Address.
cavin
BELL JASON D
1249 E SICILY ST
BELL MANDY H
MERIDIANID 83642-0000
Property Address:
cavin
BID FINANCIAL & INVEST'MENT SERVICES 1
9883 PACIFIC HEIGHTS BLVD STE G
SAN DIEGO, CA 92121-4709
Property Address:
cavin
BOENING E JAMES
3545 S!:PON4PEI AVE
MERIDIANP ID 83642-0000
Property Addres"".s-
cavin
BORGOGNONE ANTIJONY
1572 SHIRLEY DR
PLEASANT HILL) CA 94523-0000
Property Address!r
cavin
BOUND RAY E
3812 S. SPRINGFIELD AVE
BOUND JOYCE A
MERIDIAN, ID 83642-0000
Property Address:
cavin
BOVEE RONALD A
1256 E PISTIOA DR
BOVEE TANA M
MERIDIAN,, ID 83642-0000
Property Address:
cavin
BRADLEY JAMES C
PO BOX 170062
BRADLEY SUSAN L
BOISE,, ID 83716-0000
Property Address.,
cavin
BRANT ERIC
1168 E PZA ST
BELL -BRANT JENNA
MERIDIANl ID 83642-0000
Property Address:
cavin
I I I
Eli
Q
ON,
Owners
Owner Address
BREEDING RONALD
1239 E ITALY ST
MERIDIAN', ID 83642-0000
Property Address.
cavin
BULLOCK R CLARKE
3693 S BRIGHAM AVE
BULLOCK LAURA LEE
MIERIDIANIP ID 83642-0000
Property Address:
cavin
BUTLER RANDY L
3321 S ASCAINO AVE
BUTLER MICHELLE A
MIERIDIANI, ID 83642-0000
Property Address--,
cavin
CAMACOD ANA G
1287 E ITALY ST
CAMACHO CES AR
MERIDIAN, 11D 83642-0000
Property Address:
cavin
CAMPBELL-ADAMSeMARK C
895 E VICTORY RD■■
Wo_-@ lb LJN I do i6l'
CAAPBELL-ADAMS NANCY E
MERIDIANID 83642-0000
V 9.-,
Property Address:
cavin
CAVEN JERRY 0�
6874P FAIRVIEW AVE al
BOISE., ID 83704-0000
Property Address:
cavin
CHRISTENSENIKELLI
3311 S PO AVE
MERIDIAN, ID 83642-0000
Property Address:
cavin
CHUGG MARK W
1238 E SICILY ST
CHUGG TAMIERA D
MERIDIAN,, ID 83642-0000
Property Address:
cavin
CLAY MIKEL D
3562 S ORLEANS PL
VIVEROS-CLAY SANDRA
MERIDIAN, ID 83642-0000
Property Address:
cavin
COLE ADAM
638 E OBSERVATION DR
HENDRICKS ELRAY J
MIERIDIANl ID 83642-0000
Property Address:
cavin
Eli
9! 14
cm
Owners
Owner Address
Er
COLES S J
1227 E SICILY ST
COLS TARA J
MERIDIAN, ID 83642-0000
Property Address--,
cavin
CORINTHIAN HOMES LLC
391 W STATE STS E
EAGLE, ID 83616-0000
Property Address:
cavin
CORINTFRAN HOMES LLC
3 91 W STATE STS E
EAGLE, ID 83616-0000
Property Address.
cavin
CO AN HOMES LLC
391 W STATE STS E
EAGLE, ID 83616-0000
Property Address:
cavin
COATSPHOMES LLC
3 91 W STATE STS E
EAGLE, ID 83616-0000
Property Address:
cavin
CORINTHIAN HOMES LLC
1591 W STATE STS E
EAGLE, ID 83616-0000
Property Address:
cavin
CRESPI ERIC
3752 S SPRINGFIELD AVEFy
MERIDIAN, ID 83642-0000
Property Address:
cavin
CROSBY BOLEY SHAUN P
3336 S. PONWEI AVE
MERIDIAN, ID 83642-0000
Property Address:
cavin
DBSI TANANA VALLEY LLC
1550 S TECH LN
MERIDIAN, ID 83642-0000
Property Address.
cavin
DBSI TANANA VALLEY LLC
1550 S TECH LN
MERIDIAN, El) 83642-0000
Property Address:
cavin
9! 14
Owners Owner Address
DBSI TANANA VALLEY LLC 1550 S TECH LN
ProDerty Address: MERIDIAN, ID 83642-0000 cavin
DBSI TANANA VALLEY L
Property Address:
DBSI TANANA VALLEY LL'f
Property Address:
DETMAR WILLIAM A
Property Address:
DINGER DANIEL R
DINGER PAIGE H
Property Address.
DUNCAN LAUREL
Property*Wdress:
EAGLEWMD HOMES INC
Property Address:
ELKINS WILLIAM
ELKINS BRANDI
Property Address:
FEATHERSTONE ANNA
FEATHERSTONE MATTHEW V
Property Address:
FROST DAVID S & DORIS A TRUST
FROST DORIS A TRUSTEE
Property Address:
lb
1550 S TECH LN
MERIDIAN2 ID 83642-0000
cavin
1550 S TECH LN
MERIDIAN,, ID 83642-0000
cavin
15 W BLOON41NGTON DR
MERIDIANI ID 83642-0000
cavin
3 671 S BRIGHAM AVE
MERIDIAN, ID 83642-0000
cavin
3668 S SPRINGFIELD AVE 2 "'Y■
MERIDIAN, ID 83642-0000
P'l' Rt
cavin % I
PO BOX 344
MERIDIAN, ID 83680-0000
cavin
3625 S ORLEANS PL
MERIDIAN, ID 83642-0000
cavin
1274 E IONIA ST
MERIDIAN,, ID 83642-0000
cavin
2810 N LANEWOOD R
_j
EAGLE, ID 83616-0000 m
Owners Owner Address
F-- W-
GERSHON KIMBERLY A 3 541 S. PO AVE
MERIDIAX, ID 83642-0000
Property Address: cavin
GM-ACH YAEL 452 NEPTUNE AVE APT 3
ENCTAS,CA 92024-2057
Property Address., cavin
GOLDSBERRY DESARI A
Property Address:
HAGLUND ROY G
HAGLUND SUSAN J
Property.Address.
HANSEN KAREN; Sv'P. "".4 irlA*
CRYDERMAN JEANE� P TO% 4?
Property Address:
HEEB NUCHAEL iT i I
Property Afidress.
HELP FUND 2 LLC
Property Address:
HET ERINGTON JAMIE R
Property Address:
HEZELTINE MICHAEL L
Property Address--,
HINER MARGARET G
Property Address:
3532 S ORLEANS PL
MERIDIAN,, ID 83642-6965
cavin
3126 S. GLACIER BAY WAY
MERIDIANJ, ID 83642-0000
cavin
3114 S GLACIER BAY WAY
MERIDIAN, ID 83642-0000
cavin
JIM 36031R RR TCTNAM AVR W. d
MERIDIAN, ID t3642-0000
0 mill
P 0 BOX 1369
EAGLE,, ID 83616-0000
cavin
cavin
3778 S SPRINGFIELD AVE
MERIDIAN, ID 83642-0000
cavin
20 W HARRIS ST
MERIDIANID 83642-0000
cavin
16 BLOOM[INGTON DR
MERIDIAN, ID 83642-6936
cavin
4 "
Owners
Owner Address
HOPE SILVIA
2921 S DENALI WAY
HOPE
MERIDIAN5 ID 83642-0000
Property Address:
cavin
HORROCKS GARY R
3676 S SPRINGFIELD AVE
STEWART SHANNON
MERIDIAN., ID 83642-6937
Property Address:
cavin
HOSICK KATIE L
3354 S PONVEI AVE
Property Address,
HOURANI NICOLAS
HOURANI TERESA L
Property Address--,
HOWARD BRIAN K:".i
HOWARD STEPHANIE FA
Proper Address:
IDLEMAN MAYNARD D
IDLEMAN PATSY■R
Property4ddress:
INTERMOUN?AIN GAS COMPANY
Property Address.
INTERWEST DEVELOPMENT CORP
Property Address:
INTERWEST DEVELOPMENT CORP
Property Address:
INTERWEST DEVELOPMENT CORP
Property Address:
MERIDIAN, ID 83642-0000
cavin
663 W KODIAK DR
MERIDIAN, ID 83642-0000
"�, cavin
3164 SmDAYBREAK AVE 1 0
;
M[ERIDIAN2 ED 83642-0000 "KAw..
cavin
8355 W HIDDEN LAKES DR VXv ILMI'm
GRANITE BAY, CA 95746-0000 19 'rd 0
MR;rm)gl I'll cavin 0�ml MATNr
own
PO BOX 7608
BOISE, ID 83707-1608
cavin
3350 AMERICANA TER STE 200
BOISE,, ID 83706-2502
cavin
3350 AMERICANA TER STE 200
BOISE, ID 83706-2502
cavin
3350 AMERICANA TER STE 200
BOISE, ID 83706-2502
Owners Owner Address
INTERWEST DEVELOPMENT CORP 3350 AMERICANA TER STE 200
BOISEI ID 83706-2502
Property Address.
FNTERWEST DEVELOPMENT COR7;
Property Address:
ENTERWEST DEVELOPMENT CO"
Property Address.
INTERWEST DEVELOPMENT CORP
■ Property Address:
IN'17ERWESTLDEVELGPMENT CORP
Property Address:
INTERWEST DEVELOPMENT CORP
■ -1 Property -Address:
INTERWEST DEVELOPMENT CORP
Property Address:
INTERWEST DEVELOPMENT CORP
Property Address:
INTERWEST DEVELOPMENT CORP
Property Address:
INTERWEST DEVELOPMENT CORP
Property Address:
cavin
3350 AMERICANA TER STE 200
BOISE, ID 83706-2502
cavin
3350 AMERICANA TER STE 200
BOISE, ID 83706-2502
cavin
3350 AMERICANA TER STE 200
BOISE,, ID 83706-2502
m cavin
■ 3350 AMERICANA TER STE 200
BOISEOID 83706-2502
noN IT.
cavin
.1Fy -w3350FAMERICANA TER STE 200 V. Wq PF_107V
,BOISE,, ID 83706-2502
cavin
3350 AM(ERICANA TER STE 200
BOISE, ID 83706-2502
cavin
3350 AMERICANA TER STE 200
BOISE, ID 83706-2502
cavin
3350 AMERICANA TER STE 200
BOISE, ID 83706-2502
cavin
3 3 50 AMERICANA TER STE 200
BOISE, ID 83706-2502
0 0
vnl;-
PC L
Owners Owner Address
INTERWEST DEVELOPMENT CORP 3 3 50 AMERICANA TER STE 200
BOISE, ID 83706-2502
Property Address.- cavin 7P
INTERWEST DEVELOPMENT CORP 3350 AMERICANA TER STE 200
BOISE, ID 83706-2502
Property Address: cavin
INTERWEST DEVELOPMENT CORP 3350 AMERICANA TER STE 200
BOISE,, ID 83706-2502
Property Address: cavin
INTERWEST DEVELOPMENT CORP 3350 AMERICANA TER STE 200
BOISE,, ID 83706-2502
Property Address.- mi P.m a cavin pi
INTERWEST DEVE EIMMENT ICORP 0 11%.03350 LIAMERICANA TER STE 200 -ciill.'�M
0`4 -
BOISE, ID 83706-2502
Property Address:
Cavin •
%
INTERWESZ 19B7EL-`0PMENT- 'CORP 1 03350iAMERICANATER S 20;-- 2 R;'IN, LfIX!, NO.M.- 15,61,
BOISE, ID 83706-2502
uH Property vkddress: cavin
INTERWESW DEVELOPMENT CORP 3350 AMERICANA TER STE 200
BOISE, ID 83706-2502
Property Address: cavin
INTERWEST DEVELOPMENT CORP 3350 AMERICANA TER STE 200
BOISE,, ID 83706-2502
Property Address: cavin
-
INTERWEST DEVELOPMENT CORP 3350 AMERICANA TER STE 200
BOISE, ID 83706-2502
Property Address. cavin
INTERWEST DEVELOPMENT CORP 3 3 50 AM[ERIC TER STE 200
BOISE, ID 83706-2502
Property Address: cavi.n
d4136=XFF W -A Lrmmp===�.
Owners Owner Address
INTERWEST DEVELOPMENT CORP 3 3 50 AMERICANA TER STE 200
BOISE2 ID 83706-2502
Property Address:
INTERWEST DEVELOPMENT COR3
Property Address'.
INTERWEST DEVELOPMENT CORP
Property Address:
INTERWEST DEVELOPMENT CORP
:.,Property Address:
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INTERWEST DEVELOPMENT CORP
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INTERWEST DEVELOPMENT CORP
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INTERWEST DEVELOPMENT CORP
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cavin
3350 AMERICANA TER STE 200
BOISE,, ID 83706-2502
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3350 AMERICANA TER STE 200
BOISE, 11D 83706-2502
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3350 AMERICANA TER STE 200
BOISE, ID 83706-2502
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3350 AMERICANA TER STE 200
BOISE,, ID 83706-2502
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3350 AMERICANA TER STE 200
BOISE,, ID 83706-2502
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3350 AMERIdkNA TER STE 200
BOISE, ID 83706-2502
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Owners Owner Address
INTERWEST DEVELOPMENT CORP 3350 AMERICANA TER STE 200
BOISE, ID 83706-2502
Property Address:
INTERWEST DEVELOPMENT CORP
Property Address:
INTERWEST DEVELOPMENT COU
Property Address:
ENTERWEST DEVELOPMENT COPj
cavin
3350 A.MlERICANA TER STE 200
BOISE,, ID 83706-2502
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3350 AMERICANA TER STE 200
BOISE, ID 83706-2502
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3350 AMERICANA TER STE 200
BOISE, ID 83706-2502
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IN`T`ERWEST4REVE?,OPMEN`T,(!ORPs. I m 0 0 M-wT ivW 50 --.%MERI CANA TER STE 200111 plrvm 9.
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ilNTER)WSUDEVEL'0PMlE?TR-. CORP L "m 6,W: 137360'VAMERICANA TER STE 200; =w'RI _
BOISE, ID 83706-2502
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INTERWEMDEVELOPMENT CORP 15350 AMERICANA TER STE 200
0 1-1 BOISE, ID 83706-2502
Property Address: cavin
JOHNSON DALE 4423 SPRINGWOOD CT
FLETCHER SCOTT NAPA,, CA 94558-0000
Property Address: cavin
JOHNSON GREGORY B PO BOX 344
MERIDIAN, ID 83680-0344
Property Address:
JONES BRADLEY S &
JONES CAROYLN D
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Owners Owner Address
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KEYT G M & ESTHER TRUST 3569 S POMP AVE
MER11DIANID 83642-0000
Property Address:
KUNA VICTORY LLC
P 0 BOX 2020
BOISE, ID 83701-0000
Property Address:
cavin
KUZM[ENK0 MIKHAIL
5899 N ATT WAY
KUZNfENK0 LUBOV
MERIDIA3� ID 83646-4673
Property Address:
cavin
LAATS STEPHEN E
3682 S BRIGHAM AVE
LAATS JENNIFER L
MERIDIAN', ID 83642-0000
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LABRl14E'lROBER%q%'I I
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LABRUE NEEP� Rmmglg-E- K4i
MERIDIAN., ID 83642-0000
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LANCAST;ERmiD0,NIEB-%mlC-_- ml
I 1 3192 S DAYBREAK AVE 0Fy
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LANCASTER PATTI M
MERIDIAN, ID 83642-0000
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LANCASW-,R GORDON
44 W HARRIS ST
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LANCASTERO. `RANCES
MER11DIAN, ID 83642-0000
Property Address:
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LARSON BRENT L
1176 E SICILY ST
LARSON TISHA M
MERIDIAN, ID 83642-0000
Property Address:
cavin
LEIDY JONATHAN
100 PARK ST
SPRUCE ERIN
SAN RAFAEL,, CA 94901-0000
Property Address:
cavin
LIAO HONG
3 3 4 PEBBLE BEACH DR
Property Address:
BRENTWOOD, CA 94513-0000
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Owner Address
LEBERTY DEVELOPMENT INC
2364 S TITANIIUM PL
M[ERIDIAN,,83642-0000
Property Address:
cavin
LOCUST GROVE GRANGE NO 118
424 W CHERRY LN TRLR 15
I83642-3211
Property Address:
cavin
LOGUE MERT E
574 E OBSERVATION DR
LOGUE REBECCA L
WRIDIAN,83642-0000
Property Address:
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MADSEN ADAM J
1285 E IONIA ST
MERIDIAN,83642-0000
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NLkD SENA KENNETH iV V ='
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MALONE SHAWN M
3764 S SPRINGFIELD A
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MALONE CHRISTINA
I , ID 83642-0000
Property Address:
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MCCLAIN STEVEN R
3251 S PONWEI AVE
MCCLAIN CHRISTINE
I 83642-0000
Property Address:
cavin
MCCURDY WILLIAM E &
HC 63 BOX 1722
MCCURDY JOELLN
CHALLIS, ID 83226-9306
Property Address:
cavin
MCGINNIS ANGELA
3363 S PONWEI AVE
MlERIDIAN283642-0000
Property Address:
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Owners
Owner Address
MCWELLIAMS WARREN KURT &
70 W HARIRJS ST
MCW-F-LLIAMS SANDRA LEE
MERIDIAN, ID 83642-6948
Property Address:
cavin
MELICK ROBERT J
1210 E PISTIOA DR
MELICK LINDA A
MERIDIAN, ID 83642-5083
Property Address:
cavin
MELIS NUC
3318 S PG AVE
MELIS STACIA
MERIDIAN, ID 83642-0000
Property Address:
cavin
MESSMANN BRITON B JR
1241 E IONIA ST
MESSMANN SARAH
MERIDIAX, ID 83642-0000
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MORRIS KENETH 0 g!
3828 SPRINGFIELD AVE
MORRK SxPANET of im f
MERIDIAN, ID 83642-6938
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ME S SELE-9-FM 0
11 'fl58U@"5fjvfERlD?AN--RD
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011VERIDIAN ID 83642-0000
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NfUZZANAM"'wYLER
1187 E SICILY ST
MUZZANA JAN11E
MERIDIAN3, ID 83642-0000
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NEWMAN ASHLEE
1154 E SICILY ST
MERIDIAN, ID 83642-0000
Property Address:
NORNL&ND MELANIE
Property Address:
Property Address:
6874 FAIRVIEW AVE
ll!POISEID 83704-0000.
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Owners Owner Address
OBSERVATION POINT HOMEOWNERS ASSO 6874 FAIRVIEW AVE
BOISE, ID 83704-0000
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OBSERVATION POINT HOMEOWNERS ASSO
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*BSERVATION POINT HOMEOWNERS ASS4.
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OBSERVATION POINT HOMEOWNERS ASS
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O'CONNOR, BRIAN 43mT, 0 a
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I OLIVERmCHARLE-S%KlV-ffi:-m 'it!
OLIVER BRIDGFvTW-OA
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OLSON KEVIN D �';
OLSON KELLY A ■ ■
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OVERMAN RONNIE NOVA
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PAYNE RYAN
PAYNE ANDREA
Property Address:
PETERSON DAVID M
PETERSON KAROLYN M
Property Address:
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6874 FAIRVIEW AVE
r1801110ISE> ID 83704-0000
6874 FAIRVIEW AVE
BOISE, ID 83704-0000
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1234 E PISTIOA DR
MERIDIAN, ID 83642-0000
123 51 TOPA HILL CIR
LAKESIDE', CA 92040-0000
3 3 27 S. PONWEI AVE
-N4ERIDIAN., ID 83642-0000
3275 S PONWEI AVE
MERIDIAN, ID 83642-0004,
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Owners
Owner Address
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PETERSON DEAN
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3088 S DAYBREAK AVE
PETERSON BEVERLY KAY
MERIDIANID 83642-0000
Property Address:
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P AS EY J
3621 S ORLEANS PL
MERIDIAN, ID 83642-0000
Property Address.
cavin
POLINSKY WILLIAM
3591 S PG AVE
MERIDIANID 83642-0000
Property Address:
cavin
R R DAVIS PROPERTIES INC
2780 N GREENBELT PL
DAVIS BROS PROPERTIES LLC
MERIDIAN,, ID 83646-9058
Property Address,
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RIFF JOHN P
3625 &BRIGHAM AVE
';m Nprllde I W., -61
RAFF M[IVflELLElN,4 1 m m P'.d
MER1151ANI ID 83642-0000
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0 .41 0 98 F e)B SERVATION DR
RAMAGE ANGIE
iWRIDIAN, ID 83642-0000
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RENDER JQNATHAN J
3260 S PO AVE
RENDER RENEE R
M[ERIDIAN, ID 83642-0000
Property Address:
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RIGHTMEIER LARRY BRENT &
3620 S ORLEANS PL
RIGHTMEEER LAUNA J
MERIDIAN, ID 83642-6965
Property Address.
cavin
RODENBAUGH ROBERT W
3315 S ASCAINO AVE
RODENBAUGH DEBRA L
MERIDIAN, ID 83642-0000
Property Address:
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ROSELEAF SUBDIVISION HOMEOWNER'S AS
PO BOX 1090
MERIDIAN, ID 83680-0000
Property Address:
cavin
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Owners
Owner Address
RO WLAND JASON T
3523 S PO EI AVE
ROWLAND CHRISTINA E
MERIDIAN, ID 83642-0000
Property Address:
cavin
ROYBAL JOSEPH M
3390 S PO EI AVE
AUSTIN DOROTHY A
MERIDIANID 83642-0000
Property Address:
cavin
RYAN KELLY
3372 S PO AVE
Property Address:
SHAY JOHN W
SHAY NLkRLENE A
Property Address:
SHEFFIELD, NANGY� S
Property Address.
1SELER FAM[Il!T*-TlRWSiFf,?me m7a e.;
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SINWONS TROV
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SM[ITH KYLE D
SNUTH JENNEFER D
Property Address:
SPRINGFIELD TRUSTEE SERVICES INC
Property Address:
STAUB JUDITH
GAZZAWAY BYRON
Property Address:
MERIDIAN, ID 83642-0000
cavin
PO BOX 7854
BOISE,, ID 83703-0000
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&7&N fV175-5 FAIRVIEW AVE
FRUITLAND, IID 83619-3714 i- h Ln V Ilu I
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45 SPRINGFIELD AVE
MERIDIAN,, ID 83642-6933
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3302 S PO AVE
MERIDIAN, ID 83642-0000
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967 E PARKCENTER BLVD 311
BOISE, ID 83706-0000
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313 8 S GLACIER BAY WAY
MERIDIAN5 ID 83642-0000
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Owner Address
Wym Y
STRADA CONMIERCIAL LLC
9560 PEBBLE BROOKE LN
GARDEN CITY,, ID 87303-0000
Property Address:
cavin
STRICKLIN ALVA DEAN
1254 E SICILY ST
STRICKLIN KAREN B
MERIDIAN,, ID 83642-0000
Property Address:
cavin
SUBRMANIAM PRABAEKAR
1225 E ITALY ST
PRABAIUCAR REENA
MERIDIAN., ID 83642-0000
Property Address:
cavin
SS SHANE
492 E OBSERVATION DR
SS CATHY
MERIDIANID 83642-0000
Property Address:
cavin
SUTHERLAND JANEbLE R
1261 ELPISTIGA DR, ■
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SrjTHERV'A`ND JEMMY
MERIDIAI* ID 83642-0000
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SWmVI9TOl;@Y 1PE WS I L-.' $ 60
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BOISE* ID 83701-0000
Property A91dress:
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SW VICTORY LLC
PCS OX 2020
BOISE, ID 83701-0000
Property Address.
cavin
TAYLOR KIMBERLY G
670 E OBSERVATION DR
THOM[PSON SEAN C.
MERIDIAN, ID 83642-0000
Property Address:
cavin
THOWSON BEVERLY A TRUST
66 W ROCKFORD ST
THONTSON BEVERLY A TRUSTEE
MERIDIANP ID 83642-0000
Property Address:
cavin
TOWKINS DARIN W
3 684 SPRINGFIELD AVE
MERIDIANID 83642-6937
Property Address:
cavin
Owners Owner Address
TUSCANY DEVELOPMENT INC P 0 BOX 344
MERIDIAN, ID 83680-0000
Property Address:
TUSCANY HOMEOWNERS ASSOCIATIO]
Property Address:
TUSCANY HOMEOWNERS ASSOCIATION
Property Address.
TUSCANY HOMEOWNERS ASSOCIATION
Property Address;
TUSCANY HOMEOWNERS ASSOC IATION
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Property Address.:
TUSCANY HOMEOWNERS�ASSOCIATION INC
Property AMdress:
TUSCANY HOMEOWNERS ASSOCIATION INC
Property Address:
TUSCANY HOMEOWNERS ASSOCIATION INC
Property Address:
WALCH SUZANNE K
0% Property Address:
WALTERS LISA Y
Property Address:
cavin
6223 N DISCOVERY WAYS 100
BOISE;, ED 83713-0000
cavin
6223 N DISCOVERY WAYS 100
BOISEID 83713-0000
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6223 N DISCOVERY WAYS 100
BOISE, ID 83713-0000
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• 6223 %DISCOVERY WAYS 100 lkt!
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MlERIDIANf ID 83642-0000
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PO BOX 344
MERIDIAN,, ID 83642-0000
PO BOX 344
N-1ER11DIAN2 ID 83642-0004
1252 E IONIA DR
KdERIDIAN, ID 83642-0000
3730 SPRINGFIELD AVE
WRIDIAN, ID 83642-6939
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Owners
INS
Owner Address
WEYMOUTH MARK
1216 E SICILY ST
WEYMOUTH MICHELLE
MERI]DIANID 83642-0000
Property Address:
cavin
WIETE DANIEL S
1245 E PISTIOA DR
WHITE KRVIBERLY M
MERIDIAN,, ID 83642-0000
Property Address:
cavin
WILLIAMS TIMOTHY C
4055 SHAM[ROCK ST
BOISE,, ID 83713-0000
Property Address:
cavin
WILSON RYAN A
1271 E ITALY ST
GLAZER LACY L
MERIDIAN,, ID 83642-0000
Property Address.
cavin
YEE BONNIE VOUlSE
3150 S GIC-ACIEK"BAY WAY
MERIDIAN,, ID 83642!0000
Property Address:
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