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ApplicationTRANSMITTALS TO TO AGENCIES FOR COMMENTS ON DEVELOPMENT PROJECTS WITH THE CITY OF MERIDIAN Mayor Tammy de Weerd City Council Members: Keith Bird Joe Borten Charles Rountree David Zaremba To ensure that your comments and recommendations will be considered by the Meridian Planning and Zoning Commission please submit your comments and recommendations to Meridian City Hall Attn: Jaycee Holman, City Clerk, by: May 26, 2015 Transmittal Date: May 11, 2015 File No.: AZ 15-005, PP 15.006 & CUP 15-009 Hearing Date: June 4, 2015 Request: Public Hearing: Annexation & Zoning of 10.26 acres of land with an R-40 zoning district; Preliminary Plat approval consisting of 35 building lots and 6 common lots on 9.22 acres of land in the R-40 zoning district AND Conditional Use Permit approval for a multi -family development in the R-40 zoning district consisting of 140 dwelling units for Stonesthrow Subdivision By: Steve Arnold Location of Property or Project 114 mile s/o E. Fairview Ave & w/side of N. Mount Hood Ave _Ryan Fitzgerald (No FP) _Gregory Wilson (No FP) _Steven Yearsley (No FP) —Patrick Oliver (No FP) _Rhonda McCarvel (No FP) _Tammy de Weerd, Mayor —City Council _ Sanitary Services —Building Department/ Rick Jackson _ Fire Department _Police Department —City Attorney _City Public Works _City Planner _Parks Department Economic Dev. Your Concise Remarks: _Meridian School District —Meridian Post Office _Ada County Highway District _Ada County Development Services _Central District Health —COMPASS _Nampa Meridian Irrig. District _Settlers Irrig. District —Idaho Power Company _ Qwest _Intermountain Gas Co. _ Idaho Transportation Dept. _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 Boise Project Board of Control/Tim Page City Clerk's Office • 33 E. Broadway Avenue, Meridian, ID 83642 Phone 208-888-4433 • Fax 208-888-4218 • www.meridiancity.org ECEIVE APR 2 1 2015 (�WERIDIAN'^ Planning Division / Y: DEAWLUMIENT REVIEW APPLICATION STAFF USE ONLY: ilil Project name: �}o v1a S�I Y1f OtiJ 5AA \w5 t*. Filenumber(s): PP-1S—d06 AZ;)5-005; WP -15.0041 Assigned Planner: Related files: of Review Requested (check all that ❑ Administrative Design Review ❑ Alternative Compliance 9 Annexation and Zoning ❑ Certificate of Zoning Compliance ❑ Comprehensive Plan Map Amendment ❑ Comprehensive Plan Text Amendment B Conditional Use Permit ❑ Conditional Use Modification Director/Commission (circle one) ❑ Development Agreement Modification ❑ Final Plat ❑ Final Plat Modification U Planned Unit Development N Preliminary Plat ❑ Private Street ❑ Property Boundary Adjustment ❑ Rezone ❑ Short Plat ❑ Time Extension: Director/ Commission/Council (circle one) ❑ UDC Text Amendment ❑ Vacation: Director/ Council (circle one) ❑ Variance ❑ Other Applicant Information Applicant name: Steve Arnold Phone: 208-871-7020 Applicant address: 1785 S. Whisper Cove City: Boise Email: steve@ateamboise.com State: Idaho Zip: 83709 Applicant's interest in property: ❑ Own ❑ Rent ❑ Optioned ® Other Representative Owner name: Sable LLC Phone: 208-321-0525 Owner address: 2074 Ribier City: Meridian Email: steve@ateamboise.com State: Idaho Zip: 83646 Agent/Contact name (e.g., architect, engineer, developer, representative): Steve Arnold Firm name: A Team Land Consultants Phone: 208-321-0525 Owner address: 1785 S. Whisper Cove City: Boise Primary contact is: ❑ Applicant ❑ Owner 9 Agent/Contact Subject Property Information Email: steve@ateambolse.com State: Idaho Zip: 83709 Location/street address: south of Fairview between Eagio and Cloverdale Roads Township, range, section: 3N, 1 E,09 Assessor's parcel number(s): S1109121000 Total acreage: 9.22 Zoning district: RUT Community Development ■ Planning Division ■ 33 E. Broadway Avenue, Ste. 102 Meridian, Idaho 83642 Phone: 208-884-5533 Fax: 208.888-6854 www.nieridiancitv.ore/planning 4- (Rev. 0611212014) Project/subdivisionname: StonesthrowSubdiyision General description of proposed project(request: To develop a project of 35 four plex units, with a clubhouse, pool, Landscape buffers, pathways and a Bocci Ball Court. Proposed zoning district(s): R-40 Acres of each zone proposed: 9.22 Type of use proposed (check all that apply): B Residential ❑ Office ❑ Commercial ❑ Employment ❑ Industrial ❑ Other Who will own & maintain the pressurized irrigation system in this development? Nampa & Meridian Irrigation district Which irrigation district does this property lie within? Nampa & Meridian irrigation district Primary irrigation source: Surface Secondary: City Square footage of landscaped areas to be irrigated (if primary or secondary point or connection is City water): 4.38 Residential Project Summary (if applicable) Number of residential units: 140 Number of building lots: 35 Number of common lots: 0 Number of other lots: Proposed number of dwelling units (for multi -family developments only): 1 bedroom: 2-3 bedrooms: 140 4 or more bedrooms: Minimum square footage of structure (excl. garage): 3,665 Maximum building height: 28 Minimum property size (s.f): 5,300-S.F Average property size (s.f.): 6,000-S.F Gross density (Per UDC 1 I -IA -1): 15.18/ac Acreage of qualified open space: 4.38 Net density (Per UDC 11 -IA -1): 16.39/ac Percentage of qualified open space: 47% Type and calculations of qualified open space provided in acres (Per UDC 11 -3G -3B): pool, clubhouse, Bocci Ball court, Pathways and Landscape buffers Amenities provided with this development (if applicable): Pool, Clubhouse, Bocci Ball , Landscape buffers Type of dwelling(s) proposed: ❑ Single-family Detached ❑ Single-family Attached ❑ Townhouse ❑ Duplex 9 Multi -family ❑ Vertically Integrated ❑ Other Nom -residential Project Summary (if applicable) Number of building lots: _ Gross floor area proposed: Hours of operation (days and hours): Common lots: Other lots: Existing (if applicable): Building height: Total number of parking spaces provided: Number of compact spaces provided: Authorization Print applicant name: Steve Arnold Applicant signature: - /_ _ 4 / Date: Community Development ■ Planning Division ■ 33 E. Broadway Avenue, Ste. 102 Meridian, Idaho 83642 Phone: 208-884-5533 Fax: 208-888-6854 www.meridiancity.org/plannin -2- (Rev. 06/12/2014) TEAM Land Development 8 Real Estate Services April 17, 2015 Mr. Bill Parsons, Associate City Planner City of Meridian 33 E. Broadway Avenue Meridian, Idaho 83642 Dear Bill: Subject: Stonesthrow Subdivision On behalf of Cloverdale Development Group LLC, A Team Land Consultants presents to the City of Meridian a Rezone, Preliminary Plat and Conditional Use application for the proposed Stonesthrow Subdivision. The subject property is located on the west side of Mount Hood Avenue, approximately 800 -feet south of Fairview Avenue. The property contains 9.22 total acres. The property is identified as Ada County Assessor's Tax Parcel Number S1109121000. Project Summary The applicant is proposing 35 multifamily lots, 6 common lots that will total 140 units. The site is currently zoned RUT, with the requested R-40 zone, City Code (11-2A-1) will allow up to 40 units per acre. The City of Meridian's Comprehensive Plan Future Land Use Map designates this site as a high density residential area. The proposed gross density of the residential area is calculated at 15.22 units per acre. Access Roads and Connectivity Primary access to the proposed development will be an extension of Florence Street out to Mount Hood Avenue. This will provide access north to Fairview Avenue via Venture, east to Cloverdale Road, via the White Cloud Subdivision, and west to Records Avenue, a signalized intersection with Fairview Avenue. Common drive isles north of Florence Avenue will provide access to those units, and private drive isles south of Florence Avenue will provide access to the remainder of the units. The extension of Florence Road has been designed with three traffic calming chokers, two immediately west of the site, and one towards the east. These were included for several purposes. The first was to calm the potential for cut through traffic both east and west. The second was to provide a narrowing of the roadway and a safe area to concentrate pedestrian traffic. This gives pedestrians the ability to cross Florence Road in a shorter distance mid -block. Land Use Planning & Design/ Project Management/ Real Estate 1785 Whisper Cove Avenue, Boise Idaho 83709. Ph. (208) 871-7020 Fx. (208) 321-0525 E-mail: steve@ateamboise.com Page 2 Finally, it provides areas to concentrate landscaping for a visually attractive roadway. Detached sidewalk is also being proposed which allows for additional opportunity to provide a visually attractive street scape. The internal drive isle to the south was broken to discourage excessive internal speeding from traffic cutting going out to Cloverdale Road. A long straight stretch of Roadway adjacent to our southern boundary would encourage potential speeding. Our drive isle connecting onto Mount Hood Avenue was aligned with our street in the White Cloud Subdivision. A pathway was included with the drive isle and aligned with the clubhouse to encourage pedestrian activity and to discourage vehicular activity from the neighboring subdivision. That subdivision will also have the ability to utilize this club house. The subdivision to the south has Mount Hood as a connection north to Fairview Avenue. The property to the west provided our site one stub street, Florence Drive. To the east of our site is the proposed White Cloud Subdivision, extending a roadway out to Cloverdale Road. North of our site is a commercial use served by private roads. We are not proposing any stub streets to adjacent property because they have all been built out without stub streets. It is anticipated that our development will operate sufficiently with the connectivity provided. Proposed Buildings As part of the application we are submitting color photographs of the proposed buildings. The color combination for the buildings will be a mixture of earth tones as shown on the submitted pictures. The fascia and trim will be designed in such a way as to better accent the earth tones. Variations in wall panels and rooflines are provided to also add architectural amenities to the buildings appearance. All of the buildings will be constructed to a minimum of a Silver LEED standard, thus providing energy efficiency. This in turn allows the mechanical units to be constructed smaller. Two foot fencing will be provided to screen the mechanical units. The buildings and the facades are architecturally attractive and help function to promote owner occupied buildings or a higher end rental unit. Each of the units are two stories with its own individual entrance on each side of the building. Each unit does not have a renter above it, which provides a quiet living quarters. Pathways to the entrances are provided from the parking area to each unit, thus giving the owner or renter the feel of a private entrance. The builder has a copyright on the architectural design; these are very attractive units, built by a reputable builder. As we have submitted in other projects in Meridian, we are utilizing a building along our west and southern boundary that transition very well with single family residents. Those buildings will have back yards similar to the single family building west and south. This makes for a very smooth transition between the uses. C/Projects/Stonesthrow. Na rrative. doc Page 3 Landscaping and Amenities There is approximately 4.39 -acres of open space being proposed. A landscape plan has been prepared in accordance with the City standards. There is a proposed 15 to 20 -foot buffer along Florence and Mount Hood roads. All of the landscaping will be maintained by a subdivision owners association. A detached pathway is proposed along Florence Road. Extensive screening is being proposed along our southern boundary to screen existing uses; we increased the number of evergreens to provide year round screening from our development to the residents to the south and west. The trash enclosures will be cinder block and landscape screening will be provided to reduce their visibility. There will be sidewalks provided throughout the site, and they will be extended out to Mt Hood Avenue and connect into Florence Drive. In addition to the sidewalks, micro paths have been provide to Mount Hood to promote alternatives to vehicular traffic. A large club house and swimming pool are provided central to this development. The club house will have a gathering area and workout facility. In addition there will be a Bocci Ball Court on that common lot. It is the intention of the developer to install landscaping that exceeds the City requirements and provide a nice amenity to all the residents. Utilities, Irrigation, Storm Drainage and Parking Facilities There are existing wet and dry utilities adjacent to this site's west and east property line. The developer is proposing to extend both sewer and water from the west into this site and connect to the water in Mount Hood Avenue. Dry utilities will also be extended into this site to all building lots. Portions of the common areas will be utilized for storm drain, subsurface seepage beds will dispose of the storm water. Pressurized irrigation is proposed to all common areas. All storm drain will be designed to accommodate the 100 year event. During the construction of the site, a storm water pollution prevention plan will be provided and best management practices will be implemented. All the parking has been designed to City standards. Half of the parking will be covered. Bike racks are also being provided in addition Bike closets are provided for each unit. This will allow for alternatives to vehicular traffic. Neighborhood Meetings There was a neighborhood meeting conducted prior to submitting this application on February 24, 2015. There were five adjacent land owners that showed up to that meeting. I had color versions of the buildings and architectural drawings that seemed to get a lot of good attention. After explaining that these units could be sold off individually, and a buyer could buy the building and rent the other three units, I had several interested in purchasing a unit. One of the neighbors did have some concern with multifamily buildings but there were no other major concerns with this development. C/Projects/Stoneslh row. N a rrative.doc Page 4 Vision Statement Our vision is to promote a residential development with a series of building product to increase a variety of housing choices within the City of Meridian. This site is centrally located in an area of the City that has been developed with residential and commercial uses. There are entertainment and employment centers in very close proximity to the proposed development, hence the name "Stonesthrow". The landscape entrance at the intersection off Mount Hood and Venture will create a very esthetic and nice entrance as you enter this site. Amenities are provided to enhance the livability of this development and promote a sense of being. The Developers is proposing three architectural styles of buildings within the subdivision that will provide a varied streetscape. This mix of development product will enhance the subdivision and provide value to the subdivision years after it has been developed. The landscaping and screening provide the residents of this development a more private sense than a typical rental unit, and the neighboring uses will have little impact from this development. Which in turn allows the developers to have higher fees associated with the units. This development will enhance the community and the project will be an asset to the City. It is anticipated that the applications are in compliance with all applicable plans and codes adopted by the City. Please notify us as early as possible if you should need additional clarification or information regarding this application. The proposed development will be a great addition to the City. I look forward to working with the City as this development moves forward in the process. Sincerely, A Team Land Consultants Steve Arnold Project & Real Estate Manager Cc: Mark Kelly Pete Whitehead C/Projects/Stonesthrow. N a rrative. do c May 5, 2015 EXHIBIT A ANNEXATION AND REZONE DESCRIPTION STONESTHROW SUBDIVISION A parcel of land situate in the Northwest quarter of the Northeast quarter of Section 9, Township 3 North, Range 1 East, Boise Meridian, Ada County, Idaho, being more particularly described as follows: Commencing at the Northeast corner of said Section 9 from which the E114 corner of said Section 9 bears South 00°13'40" West, 2651.93 feet; Thence along the East boundary line of said Section 9 South 0001340" West, 1325.93 feet to the Southeast corner of the Northeast quarter of the Northeast quarter of said Section 9; Thence leaving said East boundary line North 89022'16" West, 1335.83 feet along the Southerly boundary line of the Northeast quarter of the Northeast quarter of said Section 9 to the Northeast corner of Macaile Meadows Subdivision, as shown on the official plat thereof filed in Book 84 of Plats at Pages 9254 through 9256, records of Ada County, Idaho; Thence along the North boundary line of said Macaile Meadows Subdivision North 89°22'16" West, 337.92 feet to the Northwest corner of Lot 35, Block 7 of said Macaile Meadows Subdivision, said point being the REAL POINT OF BEGINNING; Thence continuing along said North boundary line North 89°22'16" West, 997.68 feet to the Northwest corner of said Macaile Meadows Subdivision; Thence along the West boundary line of Crossroads Subdivision No. 6 as shown on the official plat thereof filed in Book 76 of Plats at Pages 7941 through 7942, records of Ada County, Idaho and the southerly boundary line of Lot 2, Block 1 of Records East Subdivision, as shown on the official plat thereof filed in Book 80 of Plats at Pages 8654 through 8656, records of Ada County, Idaho North 00°45'13" East, 453.40 feet to an angle point in the southerly boundary line of said Lot 2; Thence along said southerly boundary line and the easterly extension thereof South 89°37'21" East, 640.85 feet; thence along the exterior boundary line of that parcel of land as described in that Warranty Deed recorded as Instrument No. 102040075, records of Ada County, Idaho the following 10 courses; Thence South 00°51'31" West, 45.41 feet; Thence 31.54 feet along the arc of a curve to the left having a radius of 20.00 feet, a central angle of 90°21'07" and a long chord which bears South 44°19'01" East, a distance of 28.37 feet; Thence South 89°29'36" East, 305.98 feet; Thence 11.79 feet along the arc of a curve to the left having a radius of 20.00 Page 112 feet, a central angle of 33°47'00" and a long chord which bears North 73036'54" East, a distance of 11.62 feet; Thence 137.50 feet along the arc of a reverse curve to the right having a radius of 50.00 feet, a central angle of 157°34'00" and a long chord which bears South 44°29'36" East, a distance of 98.09 feet; Thence 11.79 feet along the arc of a reverse curve to the left having a radius of 20.00 feet, a central angle of 33047'00" and a long chord which bears South 17023'54" West, a distance of 11.62 feet; Thence South 00°30'24" West, 162.98 feet; Thence 51.46 feet along the arc of a curve to the right having a radius of 125.00 feet, a central angle of 23°35'09" and a long chord which bears South 12°17'58" West, a distance of 51.09 feet; Thence South 24005'33" West, 78.00 feet; Thence 30.72 feet along the arc of a curve to the left having a radius of 75.00 feet, a central angle of 23028'17" and a long chord which bears South 12021'25" West, a distance of 30.51 feet to the REAL POINT OF BEGINNING. Containing 10.26 acres, more or less Page 212 m I D U) of rtl � wI (n M_I 0 LlO :tC o V Z 1 W RECORDS EAST SUBDIVISION � UNPLATTED W. FAIRVIEW AVE S 4S 3 S 9 S 10 S89'37'21 "E 640.85' Z SO'51'31 "W ----------- 45.41' C2 S89'29'36"E_ C1 305.98' 10.26 ACRES N. MOUNT HOOD AVE. 524'05'33 N89'22'16"W 997.68'' - - — - - REAL POINT OF BEGINNING 589'22'16" MACAILE SUBDIVISION 337.9; CURVE TABLE CURVE RADIUS LENGTH CHORD DIST. CHORD BRG. DELTA C1 20.00 31.54 28.37 544'19'01"E 90'21'07" C2 20.00 11.79 11.62 N73°36'54"E 33°47'00" C3 50.00 137.50 98.09 544'29'36"E 15734'00° C4 20.00 11.79 11.62 S17°23'54"W 33'47'00" C5 125.00 51.46. 51.09 Sl 2-17'58"W 23'35'09" C6 75.00 30.72 30.51 S12'21'25"W 23'28'17" -C4 I i7 o UNPLATTEDz o �aOf N W W SO MI o0Of �w0 )'22'16"EI `D a 1335.83' o m to z F&TA N Z cm < 0 o 0 K: za O a m N1/16 0 0 1/4 S 9 T S 10 J29 25 00 400 0 50 200 600 SCALE: 1" = 200' ?RY G. G IDAHO EXHIBIT B 15-004 1450 SU TE 15JATERTOWER ST. STONESTHROW SUB. ANNEXATION & RE—ZONE SHEET NC SURVEY MEIRIDIAN, IDAHO 83642 1 (209) B46-6670 GROUP, P.C. LOCATED I14 NW 1/4 OF THE NE OF SECTION 9, DWG. DAT T.T.314.,R.1 E., B.M., ADA COUNTY, IDAHO 4/20/14 STONES THROW SUBDIVISION Closure Report Subdivision Boundary Segment# 1: Curve Length: 11.63' Delta: 33.1851 (dms) Chord: 11.47' Course In: N89.0828W (dms) Segment# 2: Curve Length: 137.27' Delta: 157.1820 (dms) Chord: 98.05' Course In: 555.4937E (dms) Segment# 3: Curve Length: 11.74' Delta: 33.3821 (dms) Chord: 11.57' Course In: 533.0757E (dms) Segment# 4: Line Course: 589.2936E (dms) Segment# 5: Curve Length: 31.42' Delta: 89.5959 (dms) Chord: 28.28' Course In: 50.3025W (dms) Segment# 6: Line Course: 50.3024W (dms) Length: 30.87' Delta: 23.3509 (dms) Chord: 30.66' Course In: N89.2936W (dms) Radius: 20.00' Tangent: 5.98' Course: 517.3057W (dms) Course Out: 555.4937E (dms) Radius: 50.00' Tangent: 249.16' Course: 544.2847E (dms) Course Out: 533.0757E (dms) Radius: 20.00' Tangent: 6.05' Course: N73.4113E (dms) Course Out: N0.3024E (dms) Length: 306.00' Radius: 20.00' Tangent: 20.00' Course: S44.2935E (dms) Course Out: 589.2936E (dms) Length: 170.09' Radius: 75.00' Tangent: 15.66' Course: S12.1758W (dms) Course Out: 565.5427E (dms) Page 112 Segment# 8: Line Course: S24.0533W (dms) Segment# 9: Curve Length: 51.19' Delta: 23.2744 (dms) Chord: 50.83' Course In: S65.5430E (dms) Length: 78.00' Radius: 125.00' Tangent: 25.96' Course: 512.2138W (dms) Course Out: N89.2214W (dins) Segment# 10: Line (REAL POINT OF BEGINNING) Course: N89.2216W (dms) Length: 947.68' Segment# 11: Line Course: N0.4513E (dms) Segment# 12: Line Course: 589.3721E (dms) Segment# 13: Line Course: 50.5131W (dms) Perimeter: 2,858.62' Error Closure: 0.0089 Error North: -0.00885 Precision 1: 321,193.26 Length: 453.40' Length: 590.85' Length: 38.46' Area: 401,484.48Sq.Ft. Course: 54.2421 W (dms) East: -0.00068 Page 212 ADA COUNTY RECORDER J. DAVID NAVARRO AMOUNT 12.00 4 ADA COUNTY RECORDER J. DAVID NAVARRO AMOUNT 12.00 4 BOISE IDAHO 05114109 12:27 PM BOISE IDAHO 04122!09 08:34 AM DEPUTY Bonnie lig 111111'IDEPUTY VIcN Allen RECORDED—REQUEST OF RECORDED—REQUEST OF Hazel L Thompson109©556'6e ` Y _� Mellea Law Offices 045450 $; DEED THIS DEED, made by Timothy T. Gibson, a married man dealing with his sole and separate property, Grantor, to Sable, LLC, an Idaho Limited Liability Company, Grantee, whose current address is 2074 Ribier, Meridian, Idaho 83646; THEREFORE, for valuable consideration received, Grantor quitclaims, transfers, and conveys to Grantee the following described real property in Ada County, Idaho: PARCELI A parcel of land situate in the northeast quarter of the northeast quarter and in the northwest quarter of the northeast quarter of Section 9, Township 3 North, Range 1 East, Boise Meridian, Ada County, Idaho, being more particularly described as follows: Commencing at the northeast corner of said Section 9; thence S 00001'55" W, 1,055.00 feet along the easterly boundary of said Section 9 to the REAL POINT OF BEGINNING: Thence continuing S 00001'55" W, 270.98 feet along the easterly boundary of said Section 9 to the southeast corner of the northeast quarter of the northeast quarter of said Section 9; Thence N 89°34'01" W, 1,673.78 feet along the southerly boundary of the northeast quarter of the northeast quarter and the southerly boundary of the northwest quarter of the northeast quarter of said Section 9 to the northwest corner of Lot 35, Block 7 of Macafle Meadows Subdivision, as shown on the official plat thereof on file in the office of the Ada County, Idaho, Recorder, which is also the southeast corner of land described in Instrument Number 102040075, records of Ada County, Idaho; Thence the following courses and distances along the boundary of land described in said Instrument Number 102040075: 30.74 feet along a non -tangent curve deflecting to the right, with a central angle of 23028'48", a radius of 75.00 feet, a tangent of 15.59 feet and a chord of 30.52 feet bearing N 12010'23" E; N 23°54'47" E, 78.04 feet; 51.49 feet along a tangent curve deflecting to the left, with a central angle of 23036'12", a radius of 125.00 feet, a tangent of 26.12 feet and a chord of 51.13 feet bearing N 12°06'41 " E; N 00°18'35" E, 163.86 feet; 11.58 feet along a tangent curve deflecting to the right, with a DEED -1 central angle of 33010'18", a radius of 20.00 feet, a tangent of 5.96 feet and a chord of 11.42 feet bearing N 16053'44" E; 71.87 feet along a tangent curve deflecting to the left, with a central angle of 82021'10", a radius of 50.00 feet, a tangent of 43.74 feet and a chord of 65.84 feet bearing N 7041 '42" W; Thence S 89041 '25" E, 295.89 feet; Thence N 00°18'51" E, 270.62 feet; Thence S 89034'32" E, 1,112.58 feet; Thence S 00036'59" W, 392.31 feet; Thence S 89039'12" E, 224.00 feet to the REAL POINT PF BEGINNING. Comprising 20.980 Acres, more or less. C )4C_ f2j9t Q; e� k AW&Y %e ed +o ADWcONNIy Niy(%wc.y0Ia8o3LOO PARCEL2 A parcel of land situate in the northwest quarter of the northeast quarter of Section 9,Township 3 North, Range 1 East, Boise Meridian, Ada County, Idaho, being more particularly described as follows: Commencing at the northeast corner of said Section 9; thence S 00001'55" W, 1,325.98 feet along the easterly boundary of said Section 9 to the southeast corner of the northeast quarter of the northeast quarter of said Section 9; thence N 89°34'01" W, 1,723.78 feet along the southerly boundary of the northeast quarter of the northeast quarter and the southerly boundary of the northwest quarter of the northeast quarter of said Section 9 to the northeast corner of Lot 43, Block 8 of Macaile Meadows Subdivision, as shown on the official plat thereof on file in the office of the Ada County, Idaho, Recorder, which is also the southwest corner of land described in Instrument Number 102040075, records of Ada County, Idaho, and which is also the REAL POINT OF BEGINNING: Thence continuing N 89°34'01" W, 947.90 feet along the northerly boundary of said Lot 43 to the northwest corner of said Lot 43 and to the southwest corner of the northwest quarter of the northeast quarter of said Section 9; Thence N 00035'46" E, 453.45 feet along the westerly boundary of the northwest quarter of the northeast quarter of said Section 9 to the southwest corner of Lot 2, Block 1 of Records East Subdivision, as shown on the official plat thereof on file in the office of the Ada County, Idaho, Recorder; Thence S 89048'23" E, 589.62 feet along the southerly boundary of said Lot 2 to the northwest corner of land described in said Instrument Number DEED -2 102040075; Thence the following courses and distances along the boundary of land described in said Instrument Number 102040075: S 00°18'35" W, 39.75 feet; 11.25 feet along a tangent curve deflecting to the right, with a central angle of 32013'33", a radius pf 20.00 feet, a tangent of 5.78 feet, and a chord of 11.10 feet bearing S 16025'22" W; 136.02 feet along a tangent curve deflecting to the left, with a central angle of 155051'43", a radius of 50.00 feet, a tangent of 233.85 feet and a chord of 97.79 feet bearing S 45023'43" E; 11.74 feet along a tangent curve deflecting to the right, with a central angle of 33038'10", a radius of 20.00 feet, a tangent of 6.05 feet and a chord of 11.57 feet bearing N 73029'30" E; S 89041'25" E, 306.00 feet; 31.42 feet along a tangent curve deflecting to the right, with a central angle of 90000'00", a radius of 20.00 feet, a tangent of 20.00 feet and a chord of 28.28 feet bearing S 44°41'25" E; S 00°18'35" W, 170.00 feet; 30.90 feet along a tangent curve deflecting to the right, with a central angle of 2303612", a radius of 75.00 feet, a tangent of 15.67 feet and a chord of 30.68 feet bearing S 12°06'41" W; S 23°54'47" W, 78.04 feet; 51.23 feet along a tangent curve deflecting to the left, with a central angle of 23°28'48", a radius of 125.00 feet, a tangent 25.98 feet and a chord of 50.87 feet bearing S 12010'23" W to the REAL POINT OF BEGINNING. Comprising 9.217 Acres, more or less. with all appurtenances. Subject to all easements, restrictions and covenants of record. EXECUTED this 20 day of , 2009. Timothy T. Gibsbn, Grantor DEED -3 STATE OF IDAHO) SS. COUNTY OF ADA) On this day of —fin 12009, before me, the undersigned, a notary public in and for said state, appeared, Timothy T. Gibson, known or identified to me to be the person whose name is subscribed to the within instrument, and acknowledged to me that he executed the same. IN WITNESS WHEREOF, I have hereunto set my hand and affixed my official seal the day and year first above written. d`�`vS'�` �' X19''•. � NOTIRE3V PUBLIC Residmjat: rz,���� My Gd" imission Expires S 11:149M. 251 FILED EFFECTIVE CERTIFICATE OF ORGANIZATION LIMITED LIABILITY COMPANY 09 NAR 2 7 AM 8: 57 (Instructions on back of application) SEGRElARY OF STATE 1. The name of the limited liability company is: STATE OF IDAHO Sable, LLC 2. The complete street and mailing addresses of the initial designated/principal office: 2074 Ribier, Meridian, Idaho 83646 (Street Address) (MalWV Address, M (Eeerant than street address) 3. The name and complete street address of the registered agent: Timothy T. Gibson 2074 Ribier, Meridian, Idaho 83646 (Street Address) 4. The name and address of at least one member or manager of the limited liability . company: NAM "drn. Timothy T. Gibson 2074 Ribier, Meridian, Idaho 63648 5. Mailing address for future correspondence (annual report notices): 2074 Ribier, Meridian, Idaho 83648 .6. Future effective date of filing (optional).- Signature optional):Signature of organizer(s). (M organizer is a member, or is _ acting In behalf of a member or members). swetwy of state use only Signature % Typed Name: Almothy T. Gibson INS KGiE1'ARP. 0 not Signature 03/27/8004 e5ewe g CKI 12474 Ut 169769 1Rt 1163233 Typed Name: 1 ! 111.M a 111.11 AAaAII LLc 1 a AFFIDAVIT OF LEGAL INTEREST STATE OF IDAHO COUNTY OF ADA 1, Sable LLC, Timothy Gibson 2074. Ribier (name) (address) Meridian ID 83646 (city) (state) being first duly sworn upon, oath, depose and say: That I am the record owner of the property described on the attached, and I grant my permission to: A Team Land Consu].tapts, 1785 Whisper Cove Avenue, Boise (name) (address) to submit the accompanying application(s) pertaining to that property. 2. 1 agree to indemnify, 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 application. 3. I hereby grant permission to City of Meridian staff to enter the subject property for the purpose of site inspections related to processing said application(s). Dated this / % day of Doe e 4e ✓ 20 / y Sables ICC- rsy TQ.4.4/79 _ (Signature) SUBSCRIBED AND SWORN to before me the day and year first above written. X'U' f1.b, Wl-UL,-.rtt (Notary Public for Idaho) Residing au Qa My Commission Expires: &kwLqL aoo Community Development Planning Division. 33 E. Broadway Avenue, Ste. 102 Meridian, Idaho 83642 Phone: 208-884-5533 Pax: 208-888-6854 www.meridiancitv.ore/olannine N I LJ E Fairview Ave E -Florence Dr L _0 I CU -- ` ---- W - --- cri O --- til U Z E Pine Ave - - PROJECT LOCATION-' E Franklin Rd STONETHROW SUBDIVISION Teo M A PORTION OF THE NW 114 OF THE NE 114 OF ` t f ' (3 SECTION 09, T.3N., R. 1E., BOISE MERIDIAN Land Development B Real Este Services CITY OF MERIDIAN, ADA COUNTY, IDAHO 1" = 1000' 4/17/2015 11:20:20 AM OWNER DEVELOPER PLANNER / CONTACT SABLE LLC CLOVERDALE DEVELOPMENT GROUP LLC STEVE ARNOLD 2074 W. RIBIER DR 308 NORTH MAIN STREET A -TEAM LAND CONSULTANTS MERIDIAN, M 83646 HAILEY, ID 83333 1785 WHISPER COVE AVE. BOISE, M 83709 208-871-7020 STONETHROW SUBDIVISION T E M A PORTION OF THE NW 1/4 OF THE NE 1/4 OF SAO Land Development &Real Estat SECTION 09, T.3N., R.1 E., BOISE MERIDIAN services il CITY OF MERIDIAN, ADA COUNTY, IDAHO 1" = 200' (1) 4/17/2015 11:20:18 AM \rry� YiN,• r .i i f � I OWNER DEVELOPER PLANNER / CONTACT SABLE LLC CLOVERDALE DEVELOPMENT GROUP LLC STEVE ARNOLD 2074 W. RIBIER DR 308 NORTH MAIN STREET A -TEAM LAND CONSULTANTS MERIDIAN, M 83646 HAILEY, ID 83333 1785 WHISPER COVE AVE. BOISE, M 83709 208-871-7020 STONETHROW SUBDIVISION T E M A PORTION OF THE NW 1/4 OF THE NE 1/4 OF SAO Land Development &Real Estat SECTION 09, T.3N., R.1 E., BOISE MERIDIAN services il CITY OF MERIDIAN, ADA COUNTY, IDAHO 1" = 200' (1) 4/17/2015 11:20:18 AM Name: City Staff:, Sat pgr„v Location: Saw,,. o -f' F.,vu'eu `bE Comprehensive Plan FLUM Designation: Design Guidelines Development Context: Existing Use: I/2c4w Proposed Use: Lv� r f Surrounding Uses: CaP, �,a/. Street Buffer(s) and/or Land Open Space/Amenities/Pathways: 6 a Access/Stub Streets/Street System: /i c Sewer & Water Service: . 41M� J Waterways/ Floodplain/Topography/Hazai CITY OF MERIDIAN PRE -APPLICATION MEETING NOTES S Date: "ncJiz,:,`�` Size of Property: t'92ires Urban L Urban/Suburban ❑ Suburban ❑ Rural Existing Zoning: 9 w7 Proposed Zoning: 9-1/o v Note: A Traffic Impact Study (TIS) will be required byACHD for large commercial projects and anyresidential development with over 100 units. To avoid unnecessary delays & expedite the hearing process, applicants are encouraged to submit the TIS to ACHD prior to submitting their application to the City. Not having ACHD comments and/or conditions on large projects may delay hearing(s) at the City. Please contact Mindy Wallace at 387- 6178 or Christy Little at 387-6144 atACHD forinformation in regard to a TIS, conditions, impact fees andprocess. Other Agencies/Departments to Contact: ❑ Conditional Use Permit Modificationlfransfer ❑ Rezone Alternative Compliance Annexation 4v1 06 ]” Ada County Highway Dist. (ACHD) ❑ Nampa Meridian Irrigation Dist. (NMID) ❑ Public Works Department ❑ Idaho Transportation Dept. (ITD) ❑ Settler's Irrigation District ❑ Building Department ❑ Republic Services ❑ Central District ❑ Police Department ❑ Parks Department Health Department ❑ Fire Department ❑ Other: Ilcation(s) Required: Administrative Design Review ❑ Conditional Use Permit Modificationlfransfer ❑ Rezone Alternative Compliance Annexation 4v1 06 ❑ ❑ Development Agreement Modification ❑ Final Plat Short Plat City Council Review El Final Plat Modification F-1 ❑ Time Extension -Council UDC Text Amendment Comprehensive Plan Amendment - Map ❑ Planned Unit Development ❑ Vacation Comprehensive Plan Amendment- Text ❑ Preliminary Plat ff .2-16,1f "?u.6) ❑ Variance Conditional Use Permit ff3Cq.00 ❑ Private Street � /60.ijo-I /,cr)�<..^ /a;/ ❑ Other Notes: 1) Applicants are required to hold a neighborhood meeting in accord with UDC 11 -5A -5C prior to submittal of an application requiring a public hearing (except fora vacation or short plat); and 2) All applicants for permits requiring a public hearing shall post the site with a public hearing notice in accord with UDC 11 -5A -5D.3 (except for UDC text amendments, Comp Plan text amendments, and vacations). The information provided during this meeting is based on current UDC requirements and the Comprehensive Plan. Any subsequent changes to the UDC and/or Comp Plan may affect your submittal and/or application. This pre -application meeting shall be valid for four (4) months. Steve Arnold From: Christy Little <Clittle@achdidaho.org> Sent: Monday, April 20, 2015 11 Al AM To: Steve Arnold Subject: RE: Stonesthrow Steve, I am consulting with a few other folks around here but in general, we need a trip distribution analysis that includes Records, Venture, Cloverdale (through new sub) Presidential, and Pine. The analysis should include existing volumes, and existing + project volumes (and that should include the new sub to the east that you just processed). The assumptions used for the distribution should be well documented. Also, when Walmart developed ACHD did not allow access to Venture (not sure why). It might be helpful if you have a conversation with them about constructing a driveway on to Venture. That would allow the neighborhood traffic to get to Walmart without driving down Florence, which might help a little. (ACHD would probably pay for that construction....) Christy From: Steve Arnold [mallto:steve@ateamboise.com] Sent: Friday, April 17, 2015 10:07 AM To: Christy Little Subject: Stonesthrow Christy, Attached is a project right next to White Cloud Subdivision ACHD previously approved. We talked about this but I can't seem to find our correspondence on whether or not a traffic study was required. Could you please reply so I can add that to my application. This is the multifamily portion of the overall development. Thanks, �Te6M Lana Development &Real Esrato So"ka5 Steve Arnold, Project Manager (208) 871-7020 1785 5 Whisper Cove, Boise, Idaho 83709 steve@ateam bo ise.com - ....... . ....r 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 UDC 11-5A-5. Applicant/agent signature Date Community Development ■ Planning Division ■ 33 E. Broadway Avenue, Ste. 102 Meridian, Idaho 83642 Phone: 208-884-5533 Fax: 208.888-6854 www.meridiancirv.org/planning 0/1 OM E IDIAN1-- Community Development Parcel Verification Date: 4/10/15 Meridian City Hall, Suite 102 33 E. Broadway Avenue Meridian, Idaho 83642 208.887.2211 The parcel information below has been researched and verified as correct by the City of Meridian Community Development Department. Project Name: Stones Throw Apartments Parcel Number: 51109121000 T/R/S: 3N 1E 09 Acres: 9.18 Property Owner: Sable LLC 2074 W. Ribier Dr. Meridian, ID 83646 Address Verification Rev:04/23/12 Steve Arnold From: Jerry Hastings <jhastings@adaweb.net> Sent: Friday, February 6, 2015 3:52 PM To: Steve Arnold; Gregory Carter (gcarter@idahosurvey.com) Subject: Stonesthrow Subdivision Name Reservation February 6, 2015 Steve Arnold A -Team Land Development Greg Carter Idaho Survey Group RE: Subdivision Name Reservation: "Stonesthrow Subdivision" NE 114 SECTION 9, T3N, R1 E, BM Dear Steve and Greg, At your request, I will reserve the name "Stonesthrow 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 plat is recorded. This reservation is available for the project as long as it is in the approval process unless the project is terminated by the client or the jurisdiction or the conditions of approval have not been met. In which case the name can be re -used by someone else. Sincerely, From: Steve Arnold [mai Ito:steve@ateamboise.com] Sent: Thursday, February 05, 2015 9:24 AM To: Jerry Hastings Subject: Subdivision Name Jerry, Could we use Stonesthrow Ranch? Thanks, 0 kTe p Land Devefopaienf BReaf Es vara Sa/WCaS Steve Arnold, Project Manager (208) 871-7020 1785 S Whisper Cove, Boise, Idaho 83709 steve rdateam boise.com Jerry L. Hastings, PLS 5359 County5urveyor Ex Officio Recorder Ada County Development Services ' r r 200 W. Front St., Boise, ID 83702 (208) 287-7912 office (208) 287-7909 fox From: Steve Arnold [mai Ito:steve@ateamboise.com] Sent: Thursday, February 05, 2015 9:24 AM To: Jerry Hastings Subject: Subdivision Name Jerry, Could we use Stonesthrow Ranch? 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O ti N N J • o< -4 El y � o � c 3 FidOFN O � n o d a o O fn y N d d J m 3Jo�^� � CDd 0 N O y d .J+ OyJ<,a N y N N O �J Qoyo3 — 000N Hearing Date: June 4, 2015 File No.: AZ -15-005 Project Name: Stonesthrow Subdivision Request: Request for annexation and zoning of 10.26 acres of land with an R-40 zoning district, by Steve Arnold. Location: The site is located approximately 't/4 mile south of E. Fairview Avenue on the west side of N. Mount Hood Avenue, in the NE '/4 of Section 36, Township 4N, Range 1 W. File No.: PP -15-006 Request: Request for preliminary plat consisting of 35 building lots and 6 common lots on 9.22 acres of land in the R-40 zoning district for Stonesthrow Subdivision, by Steve Arnold. File No.: Request: CUP -15-009 Request for a conditional use permit for a multi -family development in the R-40 zoning district consisting of 140 dwelling units, by Steve Arnold.