Shallow Creek CZCCERTIFICATE OF ZONING COMPLIANCE (✓ Y L E IDIAN --
REPORT
DATE: June 29, 2016 v
TO: Steve R. Arnold, A Team Land Consultants
FROM: C.Jay Coles, Assistant City Planner
SUBJECT: Shallow Creek Apartments — CZC, DES- A-2016-0190
OWNER: BCS Properties LLC
DESCRIPTION OF APPLICANT'S REQUEST
The applicant, Steve R. Arnold, requests Certificate of Zoning Compliance (CZC) approval of
fifteen (15) four-plex multi -family buildings (60 total units) with a club house and pool on 5.85
acres of land in the R-15 zoning district.
The site is located at generally at the southeast corner of E Franklin Road and S Locust Grove
Road.
A minor conditional use permit modification was approved (H-2016-0048) to reduce the overall
density and number of multi family building lots originally approved with CUP -14-005 from
sixteen (16) to fzfeen (15) with a total of 60 multi family units.
DECISION
The applicant's request for Certificate of Zoning Compliance and Design Review is approved
with the conditions listed in this report.
Note: This is not a building permit. Please contact Building Services at (208) 887-2211 to
verify if you need a building permit and/or inspection. If you do need a building permit, you
must complete that process before you commence the use or construction. Please contact
Building Services for additional details about building permits and inspections.
General Conditions of Approval
1. 100 Watt and 250 Watt, high-pressure sodium street lights shall be required on all public
roadways per the City of Meridian Improvement Standards for Street Lighting. All
street lights shall be installed at developer's expense. Final design shall be submitted as
part of the development plan set for approval. Applicant shall also include the location
of any existing street lights in the development plan set. Street lighting is required at
intersections, corners, cul-de-sacs, and at a spacing that does not exceed that outlined in
the Standards. The contractor's work and materials shall conform to the ISPWC and the
City of Meridian Supplemental Specifications to the ISPWC.
Site Conditions of Approval
1. The applicant shall construct all proposed fencing and/or any fencing required by the
UDC, consistent with the standards as set forth in UDC 11-3A-7, 11 -3A -6B and
approved preliminary plat (PP -14-008).
2. Per Council's approval, the applicant shall not be required to tile the following irrigation
facility: Five Mile Creek. The applicant shall tile all other irrigation facilities as set forth
in UDC 11 -3A -6A.
3. Per the recorded development agreement, the site must develop with a minimum of
3.82 acres of open space. The applicant shall propose and provide details of the
Conditions Document I Shallow Creek Apartments— CZC, DES - A-2016-0190
landscaping for the area within the floodway (Lot 1, Block 1, excluding the required
street buffers). The applicant shall have the plans reviewed and approved by the
City's Flood Plain Administrator, Nampa Meridian Irrigation District, and the
Army Corp of Engineers.
a. Provide two (2) full size copies of landscape plan with the aforementioned
changes prior to obtaining City Engineer's signature on the final plat.
4. A portion of this project lies within the Meridian Floodplain Overlay District. Prior to
any development occurring in the Overlay District a floodplain permit application,
including hydraulic and hydrologic analysis is required to be completed and
submitted to the City and approved by the Floodplain Administrator per MCC 10-
6.
5. Private, usable open space: A minimum of 80 square feet of private, usable open space
is required for each unit. This requirement can be satisfied through porches, patios,
decks, and/or enclosed yards. Landscaping, entryway and other access ways shall not
count toward this requirement. All of the units must have 80 square feet of patio
space and/or private open space.
6. Maintenance of all common areas shall be the responsibility of the developer or assigns.
Record legally binding documents that state the maintenance and ownership
responsibilities for the management of the development, including but not limited to
structures, parking, common areas, private streets, and other development features. The
responsible party for the maintenance of the development shall be a single entity
overseeing the entire multi -family development. No building permits shall be issued
without the submission of said documents to the Planning Division.
7. Carports shall be painted or powder coated to complement the overall color scheme of
the development. Details of the carports shall be submitted and approved by the
Planning Division prior to issuance of a building permit.
Process Conditions of Approval
1. No signs are approved with this application. Prior to installing any signs on the property,
the applicant shall submit a sign permit application consistent with the standards in
UDC Chapter 3 Article D and receive approval for such signs.
2. The applicant shall complete all improvements related to public life, safety, and health
as set forth in UDC 11 -5C -3B. A surety agreement may be accepted for other
improvements in accord with UDC 11 -5C -3C.
3. Upon installation of the landscaping and prior to inspection by Planning Division staff,
the applicant shall provide a written certificate of completion as set forth in UDC 11-
3B -14A.
4. The site plan prepared by Rock Solid Civil on February 22, 2016, labeled Sheet No. 1,
shown in Exhibit B, shall be revised as follows:
a. The directory and map of the development shall be depicted on the site
plan.
b. All of the units must have 80 square feet of patio space and/or private open
space.
c. 60 parking spaces are required to be covered by a carport. Show parking
details on site plan.
d. Parking stall adjacent to Lot 10 and north planter island shall be eliminated
(due to the fact that this stall does not meet the minimum back up distance)
and planter island extended southward to next parking stall.
e. Include fence location on the south boundary of site.
f. Bicycle parking stalls shall be a minimum of 34" in height.
Conditions Document 2 Shallow Creek Apartments — CZC, DES - A-2016-0190
5. The landscape plan prepared by Power Enterprises on April 24, 2016, labeled Sheet 1 of
1, shown in Exhibit C, shall be revised as follows:
a. The applicant shall provide details of the landscaping proposed for the area within
the floodway (Lot I, Block I, excluding the required street buffers). The applicant
shall have the plans reviewed and approved by the City's Flood Plain
Administrator, Nampa Meridian Irrigation District, and the Army Corp of
Engineers.
b. Applicant shall construct a four -foot tall decorative wrought iron fence and
two -foot tall cinder block wall combination on the north and east boundary
per the approved preliminary plat.
c. For every three (3) linear feet of foundation, an evergreen shrub having a
minimum mature height of twenty four inches (24") shall be planted.
d. At least one deciduous shade tree shall be planted in each planter island
within the parking lot per UDC 11-313-8C2d.
6. The approved site plan, landscape plan and/or elevations may not be altered without
prior written approval of the City of Meridian Planning Division. Revisions to the
submitted plans shall be submitted before the Building Division submittal.
7. The elevations prepared by Houston Bugatsch Architects on May 9, 2016, labeled A2.0
and A0.0, shown in Exhibit D, shall be revised as follows:
a. Three building designs that use the same form and building materials but
orient the materials differently on the fagade of the structures to provide
variations is required per the approved preliminary plat. Applicant shall
submit a third building design for review.
b. Detail of the carports shall be submitted for review.
c. Cultured stone veneer wainscoting shall wrap all the way around the
clubhouse building to meet Architectural Standards Manual requirements.
d. Applicant shall submit color elevations for all building types for review.
8. The applicant shall pay any applicable impact fees prior to the issuance of a building
permit.
9. If any changes must be made to the site plan to accommodate ACHD requirements, the
applicant shall submit a new site plan to the City of Meridian Planning Division for
approval prior to issuance of the building permit.
10. The applicant shall complete all required improvements prior to issuance of a Certificate
of Occupancy. It is unlawful to use or occupy any building or structure until the
Building Official has issued a Certificate of Occupancy.
11. If the subject property is part of a final plat that has not yet recorded, the
applicant shall be responsible for all plat improvements prior to release of
Certificate of Occupancy for the first structure within such plat. Per the recorded
final plat, the applicant shall not apply for building permits until the final plat has
recorded.
12. Prior to signature on the final plat, the applicant shall record a public access easement
for the multi -use pathway adjacent to Five Mile Creek and submit copy of said easement
to the Planning Division.
13. At such time that the multi -use pathway connects from one major street to another and is
greater than one-half mile long, the applicant may petition the City to assume
maintenance responsibilities.
14. The City of Meridian requires that the owner enter into a Warranty Surety Agreement
and post a Warranty Surety in the amount of 20% of the total construction cost for all
completed public sewer and water infrastructure for a duration of two years. This surety
amount will be verified by a line item final cost invoicing provided by the owner to the
City. The surety can be posted in the form of an irrevocable letter of credit, cash deposit
Conditions Document 3 Shallow Creek Apartments — CZC, DES - A-2016-0190
or bond, and must be in place prior to Certificate of Occupancy. Applicant must file an
application for surety, which can be found on the Community Development Department
website. Please contact Land Development Services for more information at 208-887-
2211.
Ongoing Conditions of Approval
1. The applicant and/or assigns shall have the continuing obligation to provide irrigation
that meets the standards as set forth in UDC 11-313-6 and to install and maintain all
landscaping as set forth in UDC 11-313-5, UDC 11-313-13 and UDC 11-313-14.
2. The applicant shall comply with the outdoor storage as an accessory use standards as set
forth in UDC 11-3A-14:
3. The applicant shall comply with the outdoor service and equipment areas standards as
set forth in UDC 11-3A-12.
a. All HVAC equipment shall be screened.
b. Applicant shall submit detail of trash enclosures for review and approval.
4. The project is subject to all current City of Meridian ordinances and previous conditions
of approval associated with this site (H-2016-0048; CUP -14-005; AZ -14-008; PP -14-
008).
5. The issuance of this CZC does not release the applicant from any previous requirements
of the other permits issued for the site.
6. The applicant and/or property owner shall have an ongoing obligation to prune all trees
to a minimum height of six feet above the ground or sidewalk surface to afford greater
visibility of the area.
7. The applicant shall have an ongoing obligation to maintain all pathways.
8. The applicant has a continuing obligation to comply with the outdoor lighting provisions
as set forth in UDC 11-3A-11. The outdoor lighting shall have downward shielding
on the building and the perimeter lighting shall not impact the surrounding
properties.
9. The applicant and/or property owner shall have an ongoing obligation to maintain all
landscaping and constructed features within the clear vision triangle consistent with the
standards in UDC 11-3A-3.
10. The applicant and/or assigns shall have the continuing obligation to meet the
specific use standards for multi -family development as set forth in UDC 11-4-3-27.
CITY COUNCIL REVIEW
The applicant or a party of record may request City Council review of a decision of the
Director. All requests for review shall be filed in writing with the Planning Division on or
before July 14, 2016, within fifteen (15) days after the written decision is issued, and contain
the information listed in UDC 11 -5A -6B.
If City Council review of the decision is not requested, the action of the Director represents a
final decision on a land use application. You have the right to request a regulatory taking
analysis under Idaho Code 67-8003.
EXPIRATION
Certificates of Zoning Compliance issued in conjunction with a proposed use shall expire if the
use has not commenced within one year of the date of issuance of the Certificate of Zoning
Compliance.
Certificates of Zoning Compliance issued in conjunction with construction or alteration of a
structure shall expire if the construction or alteration has not commenced within one year of the
date of issuance of the Certificate of Zoning Compliance.
In accord with the above provisions, the subject Certificate of Zoning Compliance is valid until
Conditions Document 4 Shallow Creek Apartments— CZC, DES - A-2016-0190
June 29, 2017.
EXHIBITS
A. Vicinity Map
B. Site Plan (dated: February 22, 2016)
C. Landscape Plan (dated: April 24, 2016)
D. Elevations (dated: May 9, 2016)
Conditions Document 5 Shallow Creek Apartments — CZC, DES - A-2016-0190
A. Vicinity Map
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Conditions Document 6 Shallow Creek Apartments — CZC, DES. - A-2016-0190
B. Site Plan (dated: February 22, 2016)
Conditions Document 7 Shallow Creek Apartments —CZC, DES -A-2016-0190
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Conditions Document 7 Shallow Creek Apartments —CZC, DES -A-2016-0190
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Conditions Document 8 Shallow Creek Apartments— CZC, DES— A-2016-0190
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Conditions Docmnent 10 Shallow Creek Apartments— CZC DES - A-2016-0190
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Planning Division
DEVELOPMENT REVIEW APPLICATION
STAFF USE ONLY:
Project name:
File number(s):
Assigned Planner: Related files:
Type of Review Requested (check all that apply)
❑ Accessory Use
❑ Planned Unit Development
R Administrative Design Review
❑ Preliminary Plat
❑ Alternative Compliance
❑ Private Street
❑ Annexation and Zoning
❑ Property Boundary Adjustment
8 Certificate of Zoning Compliance
❑ Rezone
❑ Comprehensive Plan Map Amendment
❑ Short Plat
❑ Comprehensive Plan Text Amendment
❑ Time Extension:
❑ Conditional Use Permit
Director/ Commission/Council (circle one)
❑ Conditional Use Modification
❑ UDC Text Amendment
Director/Commission (circle one)
❑ Vacation:
❑ Development Agreement Modification
Director/ Council (circle one)
❑ Final Plat
❑ Variance
❑ Final Plat Modification
❑ Other
Applicant Information
Applicant name: Steve Arnold
Phone: 208-321-0525
Applicant address: 1785 S Whisper Cove Ave
Email:
steve@ateamboise.com
City: Boise
State:
Idaho Zip: 83709
Applicant's interest in property: B Own ❑ Rent ❑ Optioned
❑ Other
Owner name: BCS Properties
Phone: 208-871-7020
Owner address: 1341 S. Spring Valley Drive
Email:
steve@ateamboise.com
City: Nampa
State:
Idaho Zip: 83686
Agent/Contact name (e.g., architect, engineer, developer, representative): Steve Arnold
Firm name: A Team Land Consultants
Phone:
Owner address: 1785 S Whisper Cove Ave
Email:
steve@ateamboise.com
City: Boise
State:
Idaho Zip: 83709
Primary contact is: ❑ Applicant ❑ Owner 8 Agent/Contact
Subject Property Information
Location/street address: SEC Franklin Rd. & Locust Grove Township, range, section: 3N, 1 E, 17
Assessor's parcel number(s): S1117223430 Total acreage: 5.85 Zoning district: R-15
Community Development • Planning Division • 33 E. Broadway Avenue, Ste. 102 Meridian, Idaho 83642
Phone: 208-884-5533 Fax: 208-888-6854 www.meridiancitv.org/clanning
-I- (Rev. 06/1212014)
Project/subdivision name: Shallow Creek Subdivision
General description of proposed project/request: Develop a community of 15 four plex buildings, clubhouse and pool
walking paths and common areas
Proposed zoning district(s): R-15
Acres of each zone proposed:
Type of use proposed (check all that apply):
M Residential ❑ Office O Commercial ❑ Employment ❑ Industrial ❑ Other
Who will own & maintain thepressurized irrigation system in this development? The HOA
Which irrigation district does this property lie within? Nampa Meridian Irrigation District
Primary irrigation source: Surface
Secondary:
Square footage of landscaped areas to be irrigated (if primary or secondary point of connecfionis City water): 78,112. s.f.
Residential Project Summary (if applicable)
Number of residential units: 60 Number of building lots: 15
Number of common lots: 4 Number of other lots:
Proposed number of dwelling units (for multi -family developments only):
1 bedroom:
2-3 bedrooms:
Minimum square footage of structure (excl. garage):
Minimum property size (s.f): 5600
60
3665
4 or more bedrooms:
Maximum building height: 28
Average property size (s.f.): 6000
Gross density (Per UDC 11-1A-1): Net density (Per UDC I 1-1A-1):
Acreage of qualified open space: .82 0 Percentage of qualified open space: °
Type and calculations of qualified open space provided in acres (Per UDC 11 -3G -3B): Pool, Club house, gazebo
Landscaping, pathways.
Amenities provided with this development (if applicable): club house., pool, walking path, common lot
Type of dwelling(s) proposed: ❑ Single-family Detached ❑ Single-family Attached ❑ Townhouse
❑ Duplex 9 Multi -family ❑ Vertically Integrated ❑ Other
Non-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: Date: 5-24-16
Community Development m Planning Division w 33 E. Broadway Avenue, Ste. 102 Meridian, Idaho 83642
Phone: 208-884-5533 Fax: 208-888-6854 www.meridiancitv.org/l)lanning
-2- (Rev. 0611212014)
Tep
Land Development & Real Estate
Services
May 23, 2016
Mr. C_Jay Coles, Assistant Planner
City of Meridian
33 E. Broadway Avenue
Meridian, Idaho 83642
Dear C.Jay:
Subject: Shallow Creek CZC
On behalf of BCS Properties LLC, A Team Land Consultants presents to the City of
Meridian a certificate of zoning compliance for Shallow Creek Apartments Subdivision.
The subject property is located at the southeast corner of Locust Grove Road and
Franklin Road. The property contains 5.85 total acres.
The applicant is proposing 15 four plex units, 3 common lots, and one club house lot. A
final plat has been submitted for this development. The gross density of the residential
area is calculated at 13.22 dwelling units to the acre. All of the residential lots south of
the Five Mile Creek have access along a private drive isle, proposed off Locust Grove
Road. No direct access is proposed to Franklin and Locust Grove Roads.
The proposed development includes 3.82 acres of open space to be used for a club
house and pool, picnic/gazebo area, and pedestrian pathways. Landscape buffers (25')
are provided along Locust Grove and Franklin Roads, to buffer adjacent traffic from this
site. A pathway will be provided along the Five Mile Creek easement. The pathway will
be located within a landscaped buffer and planted with trees and shrubs to give the
pathway area a more open feel. All landscape areas will be landscaped in accordance
with Meridian City landscaping requirements. Open screen fencing is proposed
adjacent to Five Mile Creek, and vinyl Fencing will be provided along our south
boundary. Fencing will be constructed in accordance with City Code.
Existing wet and dry utilities are being extended into this site. Sewer and water are
being extended from Locust Grove Road into this development. We have worked with
the church to the south to loop the water system. Dry utilities will also be extended into
this site to all building lots. The common areas will also be utilized for storm drain, with
seepage beds handling the nuisance water. Pressurized irrigation is proposed to all
common areas. The Boise Project Board of Control has jurisdiction over our irrigation
facilities, but the Nampa Meridian Irrigation District has the rights to the water.
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
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
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 higher end rental units. Each of the units is two stories with
its own individual entrance on each side of the building. 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.
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 neer
additional clarification or information regarding this application. 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: Dave Scaggs
Dean Condie
Stan Buckley
C/Projects/Shallow Creek- CZC Narrative.doc
AFFIDAVIT OF LEGAL INTEREST
STATE OF IDAHO
COUNTY OF ADA
I BCS Properties LLC 1341 S. Spring Valley Drive
(name) (address)
Nampa ID 83686
(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 Consultants 1785 Whisper Cove, Boise Id. 83709
(name) (address)
to submit the accompanying application(s) pertaining to that property.
2. I 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 C— day of J�3l t l , 20_`/
(Signature)
SUBSCRIBED AND SWORN to before me the day yd first above written.
i,
°°�. tE'E/SA%O,
(Notary Public for Idaho)
N07-, 'sy
Residing at Ze(c� �A
Nj;,•@lIC My Commission Expires: • ?"l—
Ci33 E. Broadway Avenue, Suite 102 • Meridian, Idaho 83642
Phone: (208) 884-5533 w Facsimile: (208) 888-6854 * Website: www.meridiancity.org
AOA COUNTY RECORDER Christopher 0. Rich AMOUNT 13.00 2
BOISE IDAHO 08/15/2013 03:01 PM
DEPUTY Che Fowler
E� °� Y &l ,Hfii a Ekdl.NC Re., ing
.N TI 6 LE ( 71 RECORDED -REQUEST OF
A T: --E M _sceow C ; NEXTITLE - IDAHO 113093758
hXID—OIpSS'yr mr'aB
WARRANTY DEED
FOR VALUE RECEIVED
Gramercy, LLC, an Idaho Limited Liability Company GRANTOR(s) does(do) hereby GRANT, BARGAIN,
SELL and CONVEY unto:
BCS Properties, LLC, an Idaho Limited Liability Company GRANTEE(s), whose current address is: S
Locust Grove Rd, Meridian, ID 83642 the following described real property in Ada County, State of Idaho
more particularly described as follows, to wit:
Legal description attached hereto and made a part hereof marked Exhibit "A"
TO HAVE AND TO HOLD the said premises, with their appurtenances unto said Grantee(s), and
Grantee(s) heirs and assigns forever. And Grantors) does(do) hereby covenant to and with said
Grantee(s) that Grantor(s) Ware the owner(s) in fee simple of said premises, that said premises are free
from all encumbrances, EXCEPT those to which this conveyance is expressly made subject and those
made, suffered or done by the Grantee(s); and subject to reservations, restrictions, dedications,
easements, rights of way and agreements, if any, of record, and general taxes and assessments,
(including irrigation and utility assessments, if any). for the current year which are not yet due and payable
and the Grantor(s) will warrant and defend the same from all lawful claims whatsoever.
STATE OF: Idaho)yi J/
COUNTY OF
On this /J 1 day of 1&6iLW In the year of /3 , before me the undersigned Notary
Public In and for said State,rsonally appeared Ar aL UC1t/k561? known or
identified to me (or proved to me on the oath of...) to be th of the
limited liability company that executed the instrument or the person who exec ted the instrument on behalf
of said limited liability company and acknowledged to me. that such
limited liability company executed the same.
IN WITNESS WHEREOF, 1 have hereunto set my hand and affixed my official seal the day and yearin
is ce ificate first above written.
Notary Public for ee:R0 ..... dye"a'.
Residing at: por n•
My commission expires:
MY Ccmimlasicn Expires 5J A&m417 e�,AUBLIG
Opp
EXHIBIT "A"
A parcel of land lying in the Northwest quarter of the Northwest quarter of Section 17, Township 3 North
Range 1 East, Boise Meridian, Ada County, Idaho, more particularly described as follows:
Commencing at the Northwest corner of Section 17, Township 3 North, Range 1 East of the Boise
Meridian, City of Meridian, Ada County, Idaho, and running thence
South 00°00'00" West 479.96 feet along the West line of said Section 17; thence
North 89°32'15" East 25.00 feet to the East right-of-way of Locust Grove Road (said point being the
POINT OF BEGINNING); thence
North 00°00'00" East 439.96 feet, thence
North 89°32'15" East215.01 feet; thence
South 00°00'00" West 145.00 feet; thence
North 89"32'15" East 345.45 feetto the centerline of Five Mile Creek; thence
along said centerline of the following three courses:
South 45"09'35" East 44,34 feet; thence
South 36°54'20" East 119,84 feet; thence
South 16`54'10" East 292.73 feet; thence
South 89°32'15" West 391.10 feet; thence
North 00°00;00" East 113.74 feet; thence
South 89°32'15" West 357.88 feet to the POINT OF BEGINNING,
EXCEPTING THEREFROM:
That portion of Locust Grove right-of-way as conveyed to Ada County Highway Dlstrict in Warranty Deed
recorded April 11, 2003, as Instrument No. 103080602, being more particularly described as follows:
A parcel located in the Northwest quarter of the Northwest quarter of Section 17, Township 3 North,
Range 1 East, Boise Meridian, Ada County, Idaho, more particularly described as follows:
Commencing at a brass cap monument marking the Northwesterly corner of said Northwest quarter of the
Northwest quarter from which a brass cap monument marking the Northeasterly corner of the Northwest
quarter of said Section 17 bears
South 89°56'51" East a distance of 2645.89 feet; thence
South 0"31'11" West along the Westerly boundary of said Northwest quarter of the Northwest quarter a
distance of 40.00 feet to the POINT OF BEGINNING; thence continuing
South 0°31'11" West a distance of 439.99 feet to a point; thence
leaving said Westerly boundary
South 89°56'51" East a distance of48.00 feet to a point; thence
North 0°31'11" East a distance of 108.94 feetto a point; thence
North 3°57'11" East a distance of 100.19 feetto a point; thence
North 0°31'11" East a distance of 203.78 feet to a point; thence
North 45°55'42" East a distance of 32.04 feet to a point; thence
South 89°56'51" East a distance of 163.19 feet to a point; thence
North 0°30'47" Easta distance of 5.00 feet to a point; thence
North 89°56'51" West a distance of 240.02 feet to the POINT OF BEGINNING.
V■ C ■ 1V
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MAP
A PART
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NW 1/4, SECTION
17, L 3 N., R. 1
E., B.M.
MERIDIAN,
ADA COUNTY,
IDAHO
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