Z - Development AgreementADA COUNTY RECORDER Christopher D. Rich 2017-066053
BOISE IDAHO Pgs=56 LISA BATT 07/19/2017 04:21 PM
CITY OF MERIDIAN, IDAHO NO FEE
DEVELOPMENT AGREEMENT
PARTIES: I. City of Meridian
2. New Cavanaugh, LLC, OwnedDeveloper
TIJIS DEVELOPMENT AGREEMENT (this Agreement)., is made and entered into
this day of , 2017, by and 1 etween City of Meridian, a municipal corporation
of the State of Idaho, hereofter coillcd CITY whose address is 33 E. Broadway Avenue, Meridian, Idaho
83642 and New Cavanaugh, LLC, whose address iS 3327 N. Eagle, Road, Ste. 100, Meridian, Idaho
$3646, hereinafter called O"I✓R/DEVELOPER, :
RECITALS:
1.1 WHERE, S, Owner is the sole owner, in law and/or equity, of certain tract of
land in the County of Ada, State of Idaho, described in Exhibit "A", which is
attached Hereto and by this reference incorporated herein as if set forth in full,
herein aft6r referred to as the Property; and
1.2 WHEREAS, Idaho Code § 6.1.6511 A provides that. cities may, by ordinance,
require or; permit as a condition of zoning that the Owners and/or Developer
make a written commitment concerning the use or development of the subject
Property; and
1.3 WHEREAS, City has exercised its statutory authority by the enactment of
Section 11-513-3 -of the Unified Development Code ("UDC"), which authorizes
development agreements upon the annexation and/or re -zoning of land; and
1.4 WHEREAS, Owner/Developer has submitted an application for the for a
modification of the Development Agreement to include a new conceptual
development plan for the site dnd a preiiininaly plat consisting of 93 building lots
and 7 common lots on 32.59 acres -of land under the Unified Development Code,
which generally describes how the Property will be developed and what
improvements will be made; and
1.5 WHEREAS, Owner/Developer made representations at the public hearings both
before the Meridian Planning & Zoning Commission and before the Meridian
City Council, as to how the Property will be developed and what improvements
will be made; and
1.6 WHEREAS, the record of the, proceedings for the requested preliminary plat on
the Property held before the Planning & Zoning Commission, and subsequently
before the City Council, includes responses of government subdivisions
DEV61.OPMGN'r AGREEMENT—CAVEN RIDGR ESTATLS EAST SUBDIVISION (1-1-2017-0020) PAGE I Or 7
providingservices within the City ofMeridian planning jurisdiction, and includes
further te4timony and comment; and
1.7 WHEREAS, on the 20"' day of June, 2017, the Meridian City Council approved
certain Findings of Fact and Conclusions of Law and Decision and Ofder
("Findings"), which have been incorporated into this Agreement and attached as
Exhibit "3", and
1.8 WHEREAS, the Findings require the Owner/Developer to enter into a new
Developrr ent Agreement bef6re the City Council takes final action on final plat;
and
1.10 WHEREAS, Owner/Developer deems it to be in its best interest to be able to
enter into this Agreement and acknowledges that this Agreement was entered into
voluntarily and at its urging and request; and
1.11 WHEREAS, City requires tqe Owner/Developer to enter into a development
agreement for the purpose ol! ensuring that the Property is developed and the
subseque:�t use of the Property is in accordance with the terms and conditions of
this Agreement, herein being established as a result of evidence received by the
City in the proceedings For zoning designation From government subdivisions
providing: services within the:planning jurisdiction and from affected property
owners a0d to ensure zoning 'designation are in accordance with the amended
Comprehensive Plan of the d-ity of Meridian on October 11, 2016, Resolution
No, 16-I 1'73, and the UDC, Title 11.
NOW, THEREVORE, in consideration of the covenants and conditions set forth herein,
the parties agree as follows:
2. INCORPORATION OF RE' That the above recitals are contractual and
binding and are incorporated herein as if set forth in Tull.
3. DEFINITIONS:i For all purposes o�this Agreement the following wards, terms, and
phrases herein contained in this sbetion shall be -defined and interpreted as herein provided for, unless the
clear context of the presentation of the same requires otherwise:
3.1 CITY: means and refers to the City of Meridian, a party to this Agreement,
which is a municipal Corpor6tion and government subdivision of the state of
Idaho, organized and existing by virtue of law of the State of Idaho, whose
address is 33 East Broadway Avenue, Meridian, Idaho $3642,
3.2 OWNERYI.IEVELOPER: n1leatis and refers to New Cavanaugh, LLC, whose
address is3327 N. Eagle Road, Suite 100, Meridian, Idaho 83646, the party that
is developing said Property arO shall include any subsequent developer(s) of the
Property.
r
DEVELOPMENT AGREEMNNT— CAvEN RIDGEESTATES EAST Su0ivisioN (H-2017-0020) PAGE 2 of 7
3.4 PROPERTY: Means and ref4rs to that certain parcel(s) efProperty located in the
County of Ada, City of Meridian as described in Exhibit "A" describing the
parcel attAched hereto and by This reference incorporated herein as if set forth at
length to be removed from t(Ie existing Development Agreement (Instrument
9108065058,) and the Addendum to Development Agreement (Instrument #
10161 51214) and be bound bylthis Agreement.
4. USES PERMIT' ED BY THIS AGUEMENT: This Agreement shall vest the right to
develop the Property in accordal ce with the terms and conditions of this Agreement.
4.1 The uses allowed pursuant to this Agreement are only those uses allowed under
the UDC.
4.2 No chane in the uses specified in this Agreement shall be allowed without
modificatlon of this Agreerneht.
S. CQNDITIQNS CAVERNING DEVELOPMENT OF SUBJECT PROPERTY:
5.1. Owner/De�+eloper shall develdp the Property in accordance with the following
special conditions:
a. Development o.� the subject prope4 shall substantially comply with the conceptual
development plan and building elevatio(Is included in Exhibit A.2 and the conditions of
approval associated With the preliminary plat in Exhibit B.
b. The overall dcvblopment steal I include a minimum of 5,15 acres (or 10.9%) of qualified
open space as set fo6 in UDC 11 -3G -3p.
c. The developmentshall include at a minimum, the following amenities: a children's play
structure; swimmingpool; structure containingrestrooms, pool equipment room, and outdoor
furniture storage roof i; a large open space area; internal pathways; and a multi- use pathway
along S. Meridian Rc}ad and along the south side of the Ridenbaugh Canal in accord with
UDC 11 -3G -3C.
d. The site amenities (i.e, swimming pool; structure with restrooms and pool & outdoor
furniture storage; parking lot and chiWicn's play structure) in Lot 1, Block 2 shall be
constructed with Phage 1 of Caven RidgeEstates East Subdivision.
e. City Council approved a waiver to VDC 1 i -3A -6A to al low the Ridenbaugh Canal to
remain open and not be piped due to the large capacity of the facility.
6. COMPLIANCEPEmIOD This Agreement must be fully executed within six (6) months
after the date of the Findings for`the annexation and1�zoning or it is null and void.
7. DEFAULTi /COOSENT TO DE -ANNEXATION AND REVERSAL OF
ZONING DESIGNATION: '
7.1 Arts of Default. Either party'p failure to faithfully comply with all of the torms
and conditions included in this Agreement shall constitute default under this
Agreement.
DEVELOPMENT AGREEMENT— CAVEN ltioa-? FSTATES EAST SU0DIVISION (H-2017-0020) PAGE 3 OF 7
7.2
7.3
Notice a
notice fro
cure the d
within on,
such defy
(1 80) day
such peri
diligence
Rernedic
notice as
the tonin
Property
rules, inc
6511, d
occurred.
Court in,
sought b�
performer
herein.
7A Delay. In
by either
reasonably
include, m
the time f
delay.
7.5
Waiver.
more of
defaults
apply to
S. INSPECTION:
the entirety of said development
policy, notifythe City Engineer
completed improvements or pc
Agreement and all other ordinar
9. Rzt2 utxE1Vj_Ur
all of the Exhibits, and submit p.
the Meridian Zoning Ordinance
for any reason after such record,
DFVELOPM FNT AGREFM ENT — CAVEN
I Cure Period. lij the event of Owner/Developer's default of this
Owner/Developer shall have thirty (30) days from receipt of written
ri City to initiate commencement of action to correct the breach and
fault, which action pnust be prosecuted with diligence and completed
hundred eighty (1 S0) days; provided, however, that, in the case of any
It that cannot with cjiligenee be cured within such one hundred eighty
)eriod, then the timd allowed to cure such failure may be extended for
d as may be nco*ary to complete the curing of the same with
nd continuity.
In the event of default by Owner/Developer that is not cured atter
lescribed in Section 7.2, Owner/Developer shall be deemed to have
to modification oft is Agreement and de -annexation and reversal of
designations descried herein, solely against the offending portion of
ad upon City's corn; Hance with all applicable laws, ordinances and
xding any applicable provisions of Idaho Code §§ 67-6509 and 67-
rner/Developer res, ves all �•ights to contest whether a default has
This Agreement shall be enforceable in the Fourth Judicial District
da County by either. City or Owner/Developer, or by any successor or
in title or by the a0signs of the parties hereto, Enforcement may be
an appropriate. aef ion at law or in equity to secure the specific
;e of the covenants,agreements, conditions, and obligations contained
.he event the perfort`nance of any covenant to be performed hereunder
)caner/Developer a City is delayed for causes that are beyond the
control of the party responsible for such performance, which shall
ithout limitation, acus of civil disobedience, strifes or similar causes,
r such performancd shall be extended by the amount of time of such
waiver by City of any default by Owner/Developer of any one or
covenants or conditions hereof shall apply solely to the default and
ived and shall neifher bar any other rights or remedies of City nor
subsequent default of any such or other covenants and conditions.
wner/Developer shall, immediately upon completion of any portion or
the Property as required by this Agreement or by City ordinance or
1 request the City.Tngineer's inspections and written approval of such
ion thereof in accordance with the terms and conditions of this
:s of the City that ripply to said Property.
FOR UCORDATION: City shall record this Agreement, including
if of such recordingto Owner/Developer, prior to the third reading of
connection with the re -zoning of the Property by the City Council. If
in, the City Councijl fails to adopt the ordinance in connection with the
)GEESTATGsEAST SU�DIVISIQN(H-2037-0020) PAGE4oF7
annexation and zoning of the property contemplated hereby, the City shall execute and record an
appropriate instrument ofreleas of this Agreernentl
10. ZONING: City shall, following recordation of the duly approved Agreement, enact a
valid and binding ordinance zoning the Property as $pecificd herein.
IL . SURE'T'Y OF P RFORIVIANCE: 'the City may also require surety bonds, irrevocable
letters of credit, cash deposits, certified check or negotiable bonds, as allowed under the UDC, to insure
the installation of required improvements, which theOwner/Developer agree to provide, if required by
the City.
12, CERTIFICATE OF OCCUPANCY': No Certificates of Occupancy shall be issued in
any phase in which the improverr►ents have not been; installed, completed, and accepted by the City, or
sufficient surety of performanc is provided by Qwner/Developer to the City in accordance with
Paragraph I 1 above,
i
13, ABIDE BY ALI CITY ORDINASeES: That Owner/Developer agrees to abide by all
ordinances of the City of Meridi n unless otherwiseprovided by this Agreement.
14. NOTICES: An notice desired by the parties and/or required by this Agreement shall be
deemed delivered if and when personally delivered or three (3) days after deposit in the United States
Mail, registered or certified mai postage prepaid, roturn receipt requested, addressed as follows:
CITY: with copy to:
City Cleric ;City Attorney
City of Meridian !City of Meridian
33 E. Broadway Ave. 33 E. Broadway Avenue
Meridian, Idaho 836142 !Meridian, ID 83642
O WNER/DEVELOP ER:
New Cavanaugh Development, L
3327 N. Eagle Road, Ste. 100
Meridian, ID 83646
14.1 A partysh It have the right to change its address by delivering to the other party a
written notification thereof in ac ordance with the rocluirements of this section.
15. ATTORNEY F MS: Should any litim
gation be corrienced between the parties hereto
concerning this Agreement, the prevailing party shallbe entitled, in addition to any other relief as may be
granted, to court casts and reasonable attorney's fees 4s determined by a Court of competent jurisdiction.
This provision shall be deemed to be a separate ct{ntract between the parties and shall survive any
default, termination or forfeiture: of this Agreement.
M. TIME IS OF TIE ESSENCE: The; parties hereto acknowledge and agree that time is
strictly of the essence with reset to each and every ;term, condition and provision hereof, and that the
DEVELOPMENT AGRGGMENT - CAVEN F UDGE ESTATES EAST SU�DIVISION (Ji -2017-0020) PAGE 5 OF 7
failure to timely perform any of tl;ie obligations horeurider shall constitute a -breach of and a default under
this Agreement by the other party so failing to perform.
17. BINDING UPOl SUCCESSORS: f his Agreement shall be binding upon and inure to
the benefit of the parties' respect',ive heirs, successor, assigns and personal representatives, including
City's corporate authorities and wir successors in Office. This Agreement shall be binding on the
Owner/Developer, each subsequent owner and any tither person acquiring an interest in the property.
Nothingheroin shal I in any way prevent sale or alienation of the Property, or portions thereof, except that
any sale or alienation shall be subjcct to the provisiorjs hereof and any successor owner or owners shal I
be both benefited and bound byithe conditions and jrestrictions herein expressed. City agrees, upon
written request of Owner/Developer, to execute appropriate and recordable evidence of termination of
this Agreement if City, in its sole land reasonable disct[etion, had determined that OwneriDeveloper have
fully performed their obligations:under this Agreement.
18. INVALID PRO4ISION: if any prop! ision of this Agreement is held not valid by a court
of competent jurisdiction, such firovision shall be deemed to be excised from this Agreement and the
invalidity thereof shall not affeetany of the other prdvisions contained herein.
19. DUTY TO. ACT,REASONABL'i'': ;Unless otherwise expressly provided, each party
shall act reasonably in giving any consent, approval, 3or taking any other action under this Agreement.
20, COOPERATIO]? OF THE PARTItS, In the event of any legal or equitable action or
other proceeding instituted by an. third party (including a governmental entity or official) challenging
the validity of any provision in this Agreement, the parties agree to cooperate in defending such action or
proceeding.
21. FINAL AGRE MENT: This Agreement sets forth all promises, inducements,
agreements, condition and understandings between Owner/Developer and City relative: to the subject
matter hereof, and there are no promises, agreements,�conditions or understanding, either oral or written,
express or implied, between Ow er/Developer and C.ty, other than as are stated herein. Except as herein
otherwise provided, no subseque , t alteration, amend r,,nent, change or addition to this Agreement shall be
binding upon the parties hereto inless reduced to Y{riting and signed by them or their successors in
interest or their assigns, and pars iant, with respect to`City, to a duly adopted ordinance or resolution of
City.
21.1 No condition governing the uses andl;.or conditions governing re -zoning of the subject
Property herein p ovided for can be diodified or amended without the approval of the
City Council afterthe. City has conducted public hearing(s) in accordance withthe notice
provisions providbd for a zoning designation and/or amendment in force at the time of
the proposed amendment.
22. EFFECTIVI! DTE OI+' AGRIE
+ + ENI*NT: This Agreement shall be effective on the date
h s
the Meridian City Council shall adopt the amendment to the Meridian Zoning Ordinance in connection
with the annexation and zoning 9f the Property and execution of the Mayor and City Clerk.
[end of teat; signadires, acknowledgenrlents, and Exhibits A and B follow]
DEVELOPMENT AoREEMEN"r—CAVEN RIDGcEsTATFis EAST DIVISION (H-2017-0020) PAGE 6 OF 7
ACKNOWLMGMENTS
IN WITNESS WhEREOV, the partiQs have herein executed this agreement and made it
effective as hereinabove providgd.
i
OWNER/DEVELOPER: 4
Now Cavan gh, LLC `
CITY 0)F MERIDIAN
By:
Mayor Ta 1y de W
Ep q�� AT'T'EST,
(l
�plAi�
IDAHo ay Co , City Cleric
SEAT ISY
STATE OF IDAH19J C) -tthe'
County of Ada, )
On this _ 1 day of 2017, before nth, the undersigned, a Notary Public in and for said State,
personally appeared k r. Cr\,T_V___Xb knom or identified to ine to be tite r Ci _ of New
Cavanaugh, LLC, and ackno\[edged'Ito me that he executed the same on behalf of said Corporatiolu ---
IN WITNESS Wi-1EPX3017, It have hereunto set my jtand anal/ (fixed my official seal the day and year in this
certificate first above written.
( C1]=t+I0iAi. 87AC1lla _ , _...._, ...........•-..---�-.
tAURA PHARM SAS•
NOTARY PUaIC-ORISt�rys ablic for Idaho CQ C1
c�c N
COMMISSION NO, 9611,gi4 Residins at:
61YCtlbffu'MION £�'I1t�S�2021 My ConItnission Expires: 1 i
STATE OF IDAHO }
. ss
County of Ada
On this I O day of , 2{t 17, before me, a Notary Public, petionally appeared Tammy
de Weerd and C.Jay Coles, know or [ entified to me to be the Mayor and Cler7r, respectively, of the City of Meridian, who
executed the instrument or the person tl'[at executed the instrum rut of behalf of said City, and acknowledged to me that such
City executed the same. {
IN WITNESS W.WAi q�, I have hereunto set my hand and affixed my official seal the day and year in this
certificate first above ®Vo en. ! too
� E
(SEAL,) e ��� Notary > ublic £ r1daho .._-- D
l''�
Residintiy at: _
ComtnlsSioa expires:
DLvrLOPMFNT AGRr,8 ; oCA AGR ESTATES EAST SU�bNISioN (I.1-2017-0020) PAG2 7 OF 7
1WHI
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1-U SCONIPANIIS
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J -U-8 ENGINEERS, INC.
Caven Ridge Estates West
Preliminary Plat
Boundary Description
Project Number 10-16-141 May 19, 2017
A parcel of land situated in the northwest quarter of Section 30, Township 3 North, Range 1 East, Boise
Meridian, City of Meridian, Ada County, Idaho, and being more particularly described as follows:
Commencing at the northwest section corner of Section 30, Township 3 North, Range 1 East, Boise
Meridian;
Thence S00°25'44"W, 410.86 feet along the west line of the northwest quarter of Section 30;
Thence S89°34'16"E, 70.00 feet to the intersection of the east right-of-way line of South Meridian Road
(Hwy 69) and the center line of the Ridenbaugh Canal, and the southwest corner of Red Wing
Subdivision (Book 105 of Plats at Pages 14405 through 14409, records of Ada County, Idaho), the POINT
OF BEGINNING:
Thence S44°08'28"E, 314.59 feet along the center line of the Rldenbaugh Canal and the
boundary of Red Wing Subdivision;
Thence S57°31'52"E, 69.47 feet along the center line of the Ridenbaugh Canal and the boundary
of Red Wing Subdivision;
Thence S70°55'16"E, 1146.43 feet along the center line of the Ridenbaugh Canal, the boundary
of Red Wing Subdivision, and the boundary of Silverwater Subdivision No. 2 (Book 110 of Plats at
Pages 15649 through 15652, records of Ada County, Idaho) to the northwest corner of Caven
Ridge Estates Subdivision No. l (Book 111 of Plats at Pages 15947 through 15951, records of Ada
County, Idaho);
Thence S19°04'44"W, 49.91 feet along the boundary of Caven Ridge Estates Subdivision to a S/8
inch rebar;
Thence N70°59'40"W, 20.06 feet along the boundary of Caven Ridge Estates Subdivision to a 5/8
Inch rebar;
Thence S19°01'48"W, 94.00 feet along the boundary of Caven Ridge Estates Subdivision to a 5/8
Inch rebar,
Thence S21°30'41"W, 56.05 feet along the boundary of Caven Ridge i �� LA
Estates Subdivision;
a�
Thence 127.68 feet on a non -tangent curve to the right, concave 1334
northwesterly, having a radius of 242.50 feet, a central angle of o,,
Page 1 of 3
a 250S.
Caven Ridge Estates East — H-2017-0020
WOUR-
UB�Oui10VPON NAP
J•U•8 ENGINEERS, INC.
Preliminary Plat continued...
30°10'05", a chord bearing of S42°52'25"W, and a chord length of 126.21 feet, along the
boundary of Caven Ridge Estates Subdivision to a 5/8 Inch rebar;
Thence S57°51'54"W, 140.06 feet along the boundary of Caven Ridge Estates Subdivision to a
5/8 inch rebar,
Thence 272.04 feet on a non -tangent curve to the left, concave Southeast, having a radius of
457.50 feet, a central angle of 34°04'09", a chord bearing of S40°44'56"W, and a chord length of
268.05 feet, along the boundary of Caven Ridge Estates Subdivision to a 5/8 inch rebar;
Thence S24°34'17"W, 20.66 feet along the boundary of Caven Ridge Estates Subdivision to the
boundary of Parcel "TIC 5" (Special Warranty Deed Instrument No. 113100373 and Warranty
Deed Instrument No. 2016.120082, records of Ada County, Idaho);
Thence S21°10'33"W, 54.18 feet along the boundary of Parcel "TIC 5";
Thence N23°24'15"W, 1.61 feet along the boundary of Parcel "TIC 5";
Thence N66°15'13"W, 89.20 feet along the boundary of Parcel "TIC 5";
Thence S72°28'28"W, 27.67 feet along the boundary of Parcel "TIC 5'
Thence N61°17'30"W, 50,00 feet along the boundary of Parcel "TIC 5";
Thence N15°03'28"W, 27.67 feet along the boundary of Parcel "TIC 5";
Thence N26°38'52"E, 50.16 feet along the boundary of Parcel "TIC 5";
Thence N75"03'31"E, 28,94 feet along the boundary of Parcel "TICS';
Thence N28°42'30"E, 43.06 feet along the boundary of Parcel "TIC 5';
Thence 124.44 feet on a curve to the right, having a radius of 425.00 feet, a central angle of
16°46'33", a chord bearing of N37°05'47"E, and a chord length of 123.99 feet, along the
boundary of Parcel "TIC 5'
Thence N43°48'48"W, 110.00 feet along the boundary of Parcel "TIC S";
Thence N45°37'37"E, 60.54 feet along the boundary of Parcel "TIC 5';
Thence N37°37'55"E, 47.89 feet along the boundary of Parcel "TICS";
Page 2 of 3
a 250 S. Beechwood Avenue, Suite 201, Boise 10 83709 p 208-376.7330 J 208-323-9336 a mmiub.com
Caven Ridge Estates East — H-2017-0020
EXHIBIT A
(,J -U - I } OYOUP�H I NAPPING
J-U•B _.
ENGINEERS, INC.
Preliminary Plat continued...
Thence N72°47'40"W, 81.99 feet along the boundary of Parcel "TIC 5'
Thence N78°17'17"W, 69.15 feet along the boundary of Parcel "TIC 5';
Thence N71'16'52"W, 92.48 feet along the boundary of Parcel "TIC 5'
Thence N63°55'29"W, 250.21 feet along the boundary of Parcel "TIC 5";
Thence 518`09'01"W, 80.37 feet along the boundary of Parcel `TIC 5';
Thence S06°40'03"E, 27.19 feet along the boundary of Parcel "TIC 5';
Thence 586'45'46"W, 130.96 feet along the boundary of Parcel "TIC 5";
Thence N76°21'04"W, 50.81 feet along the boundary of Parcel "TIC 5";
Thence N86`0149"_W,189.46 feet along the boundary of Parcel `TIC 5" to the east right-of-way
line of South Meridian Road (Hwy 69);
Thence NO2'S6'31"W, 98.59 feet along the east right-of-way line of South Meridian Road (Hwy
69);
Thence NOO"25'44"E, 639.67 feet along the east right-of-way line of South Meridian Road (Hwy
69) to the POINT OF BEGINNING.
The above-described parcel contains 14.49 acres, more or less.
Page 3 of 3
a 2505. 6eechwood Avenue Suite 201, Ooise, ID 83709 p 208.376.7330 f 208-323-9336 »' wvrw.jub.com
Caven Ridge Estates East — H-2017-0020
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Silvenvater 2
Caven Ridge Estates
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CA
TIC 5
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Caven Ridge Estates West - NW4 530 T3N R1 E
15/1912017
Scale: 1 inch= 200 feet File:
Tnct is MASS Ams, G0:.r0: n?1.2110e 0.01 fL (V551387), Pedm to 4737 0
01 s44.08280 314.59
21 Rl, r425.00, dolts=016.9633,
ch.,d=.37.0547. 123.99
02 :57.3152. 69.47
22 n43.4848w 110
03 s70 5516o 1146.43
23 .45.3737. 60.54
04 s19.0444w 49,91
24 n37.37550 47.89
05.70.5940.20.06
25 n72.4740W 81.99
06 s19.0148w 94
07 s21.3041w 56.05
08 Rt,' -242'50' dolt -030,1005, chord=s42.5225w 126.21
2608.1717w 69.15
27 n71.1652w 92.48
28 n63.5529w 250.21
Np
09 s57.5 154w 140.06
29 sl 8.0901w 80.37..
10 Lt, "57.50, delta=034.0409, chord=s40.4456w 268.05
30 .06.4003. 27.19
4
1104.34 17w 20.66
12s2 1.1033w
2521.1033. 51.1832
13.232415.1.61
14 89.2
31 :86.4546. 130.96
n76.2104w 50.81
33.860149w 189.46
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n66.1513w
15 572.2828w 27,67
16 n61.1730w 50
34 02.5631w 98.59
35 n0025440 639,67
OF
17.15.0328w 27.67
�HAEL
18 n26.38520 50.16
19 05.03310 28.94
20 n28A230o 43.06
Caven Ridge Estates East - H-2017-0020
EXHIBIT A
UB1 iHC OAtCVAY
Uft f_ f 1itl E5 '� 1 G oop�H ��enxo
J-D•B ENGINEERS, INC.
Caven Ridge East
Preliminary Plat
Boundary Description
Project Number 10-16.141 February 14, 2017
A parcel of land situated in the west half of Section 30, Township 3 North, Range 1 East, Boise Meridian,
City of Meridian, Ada County, Idaho, and being more particularly described as follows:
Beginning at the center quarter -section corner of Section 30, Township 3 North, Range 1 East, Boise
Meridian;
Thence S89°44'39"W, 1323.00 feet along the south line of the northwest quarter of Section 30
and the north line of Reflection Ridge Subdivisions No. 3 & 5 (Book 108 of Plats at Pages 15152
through 15156 and Book 110 of Plats at Pages 15760 through 15764, records of Ada County,
Idaho) to the center -west sixteenth -section corner of Section 30;
Thence 500°00'07"W, 25.00 feet along the east line of the northwest quarter of the southwest
quarter and the boundary of Reflection Ridge Subdivision No. 5;
Thence 589'43'33"W, 1074.00 feet parallel with and 25.00 feet from the south line of the
northwest quarter to the east right-of-way line of South Meridian Road (Hwy 69);
Thence N00'32'42"E, 25.00 feet along the east right-of-way line of South Meridian Road (Hwy
69) to the southwest corner of Parcel "TIC 5" (Special Warranty Deed Instrument No. 113100373
and Warranty Deed Instrument No. 2016-120082, records of Ada County, Idaho);
Thence N89'39'47"E, 639.51 feet along the boundary of Parcel "TIC 5";
Thence N00'02'38"W, 188.40 feet along the boundary of Parcel "TIC 5";
Thence N00'00'33"W, 204.82 feet along the boundary of Parcel 'TIC 5';
Thence 201.87 feet on a curve to the right, having a radius of 357.50 feet, a central angle of
32'21'09", a chord bearing of N16'10'02"E, and a chord length of 199.19 feet, along the
boundary of Parcel "TIC 5";
Thence N32'05'14"E, 50.42 feet along the boundary of Parcel "TIC 5";
Thence N76'38'15"E, 1.28 feet along the boundary of Parcel 'TIC 5" to
the boundary of Caven Ridge Estates Subdivision No. 1(Book 111 of
Plats at Pages 15947 through 15951, records of Ada County, Idaho);
Pagel of 4
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Caven Ridge Estates East — H-2017-0020
EXHIBIT/\
CavenRidge Estates East —H'2017'082U
EXHIBIT A
J•U•B 1'IJ L' f( !'r1�1�$ 1AX00dN El
NAPVINO
040UP NC.
J-U•B ENGINEERS, INC.
Preliminary Plat continued...
Thence N58'04'22"E, 110.63 feet along the boundary of Caven Ridge Estates Subdivision No. 1
to a 5/8 inch rebar;
Thence N64°37'21"E, 286.47 feet along the boundary of Caven Ridge Estates Subdivision No. 1
to a 5/8 inch rebar;
Thence N22°38'40"W, 63.39 feet along the boundary of Caven Ridge Estates Subdivision No. 1 to
a 5/8 inch rebar;
Thence NOS`22'31"W, 53.87 feet along the boundary of Caven Ridge Estates Subdivision No. 1 to
a 5/8 inch rebar;
Thence N19°32'14"E, 129,25 feet along the boundary of Caven Ridge Estates Subdivision No. 1
to a 5/8 inch rebar;
Thence 56.73 feet on a non -tangent curve to the left, concave northerly, having a radius of
628.00 feet, a central angle of 05'10'33", a chord bearing of S69'47'47"E, and a chord length of
56.71 feet, along the boundary of Caven Ridge Estates Subdivision No.1 to a 5/8 inch rebar;
Thence N17°25'30"E, 56.00 feet along the boundary of Caven Ridge Estates Subdivision No. 1 to
a 5/8 inch rebar;
Thence 13.87 feet on a non -tangent curve to the right, concave northerly, having a radius of
572.00 feet, a central angle of 01°23'20", a chord bearing of N71°40'17"W, and a chord length of
13.86 feet, along the boundary of Caven Ridge Estates Subdivision No. l to a 5/8 inch rebar;
Thence N18°56'07"E, 195.05 feet along the boundary of Caven Ridge Estates Subdivision No. i
to the center line of the Ridenbaugh Canal and the boundary of Silverwater Subdivision No. 2
(Book 110 of Plats at Pages 15649 through 15652, records of Ada County, Idaho);
Thence S59°42'58"E, 143.69 feet along the center line of the Ridenbaugh Canal and boundary of
Sllverwater Subdivision No. 2;
Thence S65°00'16"E, 398.40 feet along the center line of the Ridenbaugh Canal and boundary of
Siiverwater Subdivision No. 2;
Thence 21.63 feet on a curve to the right, having a radius of 250.00 feet, i LAA/
a central angle of 04°57'30", a chord bearing of S62°31'31"E, and a`(
chord length of 21.63 feet, along the center line of the Ridenbaugh~Y
Page 3 of 4
Caven Ridge Estates East — H-2017-0020
IMM11: rn
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exaur iHc.
J•U-R ENGINEERS, INC.
Preliminary Plat continued...
Canal and boundary of Silverwater Subdivision No. 2 to the east line of the northwest quarter of
Section 30;
Thence S00°07'13"E, 1115.19 feet along the east line of the northwest quarter and the boundary
of Reflection Ridge Subdivision No. 3 to the POINT OF BEGINNING.
The above-described parcel contains 32.59 acres, more or less.
Page 4 of 4
0 270 S. SeeChW000 Avenue, bUlte 101, bolse, l0 83709 P 208-376-7330 7 208-323-9336 w mm.iub.com
Caven Ridge Estates East — H-2017-0020
EXHIBIT B
CITY OF MERIDIAN
FINDINGS OF FACT, CONCLUSIONS OF LAW CVIERIDIAN"
AND DECISION & ORDER
In the Matter of the Request for a Modification to the Development Agreement to Include a New
Conceptual Development Plan for the Site; and a Preliminary Plat Consisting of 93 Building Lots
and 7 Common Lots on 32.59 Acres of Land in an R-8 Zoning District for Caven Ridge Estates
Subdivision, by New Cavanaugh, LLC.
Case No(s). H-2017-0020
For the City Council Hearing Date of: June 6, 2017 (Findings on June 20, 2017)
A. Findings of Fact
1. Hearing Facts (see attached Staff Report for the hearing date of June 6, 2017, incorporated by
reference)
2. Process Facts (see attached Staff Report for the bearing date of June 6, 2017, incorporated by
reference)
3. Application and Property Facts (see attached Staff Report for the hearing date of June 6, 2017,
incorporated by reference)
4. Required Fundings per the Unified Development Code (see attached Staff Report for the hearing
date of June 6, 2017, incorporated by reference)
B. Conclusions of Law
L The City of Meridian shall exercise the powers conferred upon it by the "Local Land Use
Planning Act of 1975," codified at Chapter 65, Title 67, Idaho Code (I.C. §67-6503).
2. The Meridian City Council takes judicial notice of its Unified Development Code codified at
Title 11 Meridian City Code, and all current zoning maps thereof. The City of Meridian has, by
ordinance, established the Impact Area and the Amended Comprehensive Plan of the City of
Meridian, which was adopted April 19, 2011, Resolution No. 11-784 and Maps.
3. The conditions shall be reviewable by the City Council pursuant to Meridian City Code § 11-5A.
4. Due consideration has been given to the comment(s) received from the governmental
subdivisions providing services in the City of Meridian planning jurisdiction.
5. It is found public facilities and services required by the proposed development will not impose
expense upon the public if the attached conditions of approval are imposed.
6. That the City has granted an order of approval in accordance with this Decision, which shall be
signed by the Mayor and City Clerk and then a copy served by the Clerk upon the applicant, the
Community Development Department, the Public Works Department and any affected party
requesting notice.
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
FILE NO(S). H-2017-0020 - 1 -
7. That this approval is subject to the Conditions of Approval all in the attached Staff Report for the
hearing date of June 6, 2017, incorporated by reference. The conditions are concluded to be
reasonable and the applicant shall meet such requirements as a condition of approval of the
application.
C. Decision and Order
Pursuant to the City Council's authority as provided in Meridian City Code § 11-5A and based upon
the above and foregoing Findings of Fact which are herein adopted, it is hereby ordered that:
1. The applicant's request for a modification to the development agreement and preliminary plat is
hereby approved per the conditions of approval in the Staff Report for the hearing date of June
6, 2017, attached as Exhibit A.
D. Notice of Applicable Time Limits
Notice of Preliminary Plat Duration
Please take notice that approval of a preliminary plat, combined preliminary and final plat, or
short plat shall become null and void if the applicant fails to obtain the city engineer's signature
on the final plat within two (2) years of the approval of the preliminary plat or the combined
preliminary and final plat or short plat (UDC 11 -6B -7A).
In the event that the development of the preliminary plat is made in successive phases in an
orderly and reasonable manner, and conforms substantially to the approved preliminary plat,
such segments, if submitted within successive intervals of two (2) years, may be considered for
final approval without resubmission for preliminary plat approval (UDC 11-613-713).
Upon written request and filed by the applicant prior to the termination of the period in accord
with 11-613-7.A, the Director may authorize a single extension of time to obtain the City
Engineer's signature on the final plat not to exceed two (2) years. Additional time extensions up
to two (2) years as determined and approved by the City Council may be granted. With all
extensions, the Director or City Council may require the preliminary plat, combined
preliminary and final plat or short plat to comply with the current provisions of Meridian City
Code Title 11. If the above timetable is not met and the applicant does not receive a time
extension, the property shall be required to go through the platting procedure again (UDC 1I -
6B -7C).
Notice of Development Agreement Duration
The city and/or an applicant may request a development agreement or a modification to a
development agreement consistent with Idaho Code section 67-651 IA. The development
agreement may be initiated by the city or applicant as part of a request for annexation and/or
rezone at any time prior to the adoption of findings for such request.
A development agreement may be modified by the city or an affected party of the development
agreement. Decision on the development agreement modification is made by the city council in
accord with this chapter. When approved, said development agreement shall be signed by the
property owner(s) and returned to the city within six (6) months of the city council granting the
modification.
A modification to the development agreement maybe initiated prior to signature of the
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
FILE NO(S). H-2017-0020 - 2 -
agreement by all parties and/or may be requested to extend the time allowed for the agreement
to be signed and returned to the city if filed prior to the end of the six (6) month approval
period.
E. Notice of Final Action and Right to Regulatory Takings Analysis
1. The Applicant is hereby notified that pursuant to Idaho Code 67-8003, denial of a development
application entitles the Owner to request a regulatory taking analysis. Such request must be in
writing, and must be filed with the City Clerk not more than twenty-eight (28) days after the
final decision concerning the matter at issue. A request for a regulatory takings analysis will
toll the time period within which a Petition for Judicial Review may be filed.
2. Please take notice that this is a final action of the governing body of the City of Meridian.
When applicable and pursuant to Idaho Code § 67-6521, any affected person being a person
who has an interest in real property which may be adversely affected by the final action of the
governing board may within twenty-eight (28) days after the date of this decision and order
seek a judicial review as provided by Chapter 52, Title 67, Idaho Code.
F. Attached: Staff Report for the hearing date of June 6, 2017
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
FILE NO(S). H-2017-0020 -3-
By action of the City Council at its regular meeting held on the _2_ day of. V 0,A , ,
2017.
COUNCIL PRESIDENT KEITH BIRD
COUNCIL VICE PRESIDENT JOE BORTON
COUNCIL MEMBER ANNE LITTLE ROBERTS
COUNCIL MEMBER TY PALMER
COUNCIL MEMBER LUKE CAVENER
COUNCIL MEMBER GENESIS MIL,AM
MAYOR TAMMY de WEERD
(TIE BREAKER)
Mayor
eerd
Attest: o LP3 „""tjsr
w
City of
EI�I
DIAN
C.Ja moles 1DA"° }
City Cleric ym SEAL
VOTED \b
VOTED /fit
VOTED 164
VOTED �/4
VOTED `/&�
VOTED
VOTED
Copy served upon Applicant, Community Development Department, Public Works Department and City
Attorney.
By: (A U4e Dated: 6 C;D —/
City Clerk's Office
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LkNV AND DECISION & ORDER
FILE NO(S). H-2017-0020 - 4 -
STAFF REPORT
HEARING DATE
TO:
FROM:
SUBJECT:
June 6, 2017
Mayor & City Council
Sonya Allen, Associate City Planner
208-884-5533
Caven Ridge Estates East — MDA, PP (H-2017-0020)
I. SUMMARY DESCRIPTION OF APPLICANTS' REQUEST
The applicant, New Cavanaugh, LLC, has submitted an application for a modification to the development
agreement (MDA) to include a new conceptual development plan for the site; and a preliminary plat (PP)
consisting of 93 building lots and 7 common area lots on 32.59 acres of land in an R-8 zoning district. See
Section VIII, Analysis, for more information.
II. SUMMARY RECOMMENDATION
Staff recommends approval of the proposed MDA and PP applications based on the Findings of Fact and
Conclusions of Law in Exhibit C of the Staff Report.
The Meridian Planning & Zoning Commission heard these items on May 4, 2017. At the public
hearing, the Commission moved to recommend approval of the subject PP request.
a. Summary of Commission Public Hearing:
L In favor: Kristi Watkins, JUB Engineers (Applicant's Representative)
ii. In opposition: None
W. Commenting: Dennis Bedient
iv. Written testimony: Kristi Watldns, JUB Engineers (Applicant's Representative)
L. Staff presenting application: Sonya Allen
A. Other staff commenting on application: Caleb Hood
b. Key issue(s) of Public Testimony:
L. Traffic impact of the proposed development on adjacent streets (Standing Timber & Victory)
without Rumpel Lane being improved as a collector street out to S. Meridian Road/SH 69 (tire
applicant only has 25' of fronta-e on Meridian Rd,, which isn't enough width to construct a
puhlie street).
c. Key Issues of Discussion by Commission:
i. The reconfiguration of the southern portion of the plat to comply with block length standards;
ii.Concern that providing street frontage through the common area for the out -parcel where the
existing home is located will reduce the amount of qualified open space (which eurrerztly
exceeds the rninirnum requirement at 12.6°%0).
d. Commission Changes) to Staff Recommendation:
i. Include a condition that street frontage via a local street is provided for the out -parcel where
the existing home is located; direct access via Standing Timber Way, a collector street, is
prohibited (see conditions #1.2.1d and 1.2.2f).
e. Outstanding Issue(s) for City Council:
i. The ACHD Commission held a hearing for this project on May 24th and continued the project
to their June 21St meeting due to concern the project won't have public access via S. Meridian
Rd./SH 69 via Rumple Ln. (only emergency access is proposed due to the lack of right-of-way
for a public street). Staff spoke with ACHD staff regarding this rrratter and staff didn't expect
their draft conditions (included in Exhibit B, Section 7) to change as this property does not have
enort, h Pontage on S. Meridian Rd./SH 69 for a public street to be constructer.
Caven Ridge Estates East — MDA, PP H-2017-0020 PAGE I
EXHIBIT A
The Meridian City Council heard these
items on June 6 2017.
At the public hearing, the Council
approved
the subject MDA and PP request.
Summary
of City Council Public Hearing:
L
In favor: Kristi Watkins, JUB
Engineers
fl..
In opposition: None
iii.
Commenting• Brenda Walther;
Brett Walther; Patrick
Thomas;
Dan Thompson. Thompson
Engineers (Traffic Engineer):
Justin Lucas. ACHD
iy�
Written testimonX: None
y�
Staff presenting application: Sonya
Allen
yi
Other staff commenting on application:
None
I
Key
issue(s) of Public Testimony:
L
Concern regarding the existing
bird habitat in the
copse of
trees along the Ridenbaugh Cana
that are proposed to be removed
with development
of the site:
desire for the trees to be
preserved for the benefit of the
birds and residents
in the area
ii.
Concern regarding cor pletion
of this development
without
an access to S. Meridian Road/SH
69 via Rumple Lane and impact
of traffic on E. Victory
Road.
r-
Key
Issues of Discussion by Council:
L
Access for the imposed development
and the issue
of no public
access via S Meridian
Road/SH 69 until the property
to the west develops
to provide
additional right-of-way.
d.
Key
Council Changes to Staff/Commission
Recommendation
h
Council approved a waiver to
UDC 11 -3A -6A to allow
the
Ridenbaugh Canal to remain open
and not be pined due to its largecapaejty.
ii
Modification to condition #1.2.1
and 1.2.2 per staff's
memo
to Council dated June 6 2017
III. PROPOSED MOTION
Approval
After considering all staff, applicant and public testimony, I move to approve File Number H-2017-0020, as
presented in the staff report for the hearing date of June 6, 2017, with the following modifications: (Add any
proposed modifications.)
Denial
After considering all staff, applicant and public testimony, I move to deny File Number H-2017-0020, as
presented during the hearing on June 6, 2017, for the following reasons: (You should state specific reasons
for denial.)
Continuance
I move to continue File Number H-2017-0020 to the hearing date of (insert continued hearing date here) for
the following reason(s): (You should state specific reason(s) for continuance.)
IV. APPLICATION AND PROPERTY FACTS
A. Site Address/Location:
The subject property is located south of E. Victory Road and east of S. Meridian Road, in the northwest
'/a of Section 30, Township 3 North, Range 1 East.
B. Applicant:
New Cavanaugh, LLC
3327 N. Eagle Road, Ste. 100
Meridian, Idaho 83646
Caven Ridge Estates East — MDA, PP H-2017-0020 PAGE 2
EXHIBIT A
C. Owner:
New Cavanaugh, LLC
2289 S. Bonito Way, Ste. 100
Meridian, ID 83642
D. Representative:
Kristi Watkins, JUB Engineers, Inc.
250 S. Beechwood Ave., Ste. 241
Boise, Idaho 83709
E. Applicant's Statement/Justification: Please see applicant's narrative for this information.
V. PROCESS FACTS
A. The subject applications are for a modification to the development agreement and a preliminary plat. A
public hearing is required before the Planning & Zoning Commission and City Council on the
preliminary plat; a public hearing is only required before the City Council on the development agreement
modification, consistent with Meridian City Code Title 11, Chapter 5.
B. Newspaper notifications published on: April 14, 2017 (Commission); MU 19, 2017 (City Council)
C. Radius notices mailed to properties within 300 feet on: April 6, 2017 (Cormnission); May 11, 2017 (City
Council
D. Applicant posted notice on site by: April 21, 2017 (Commission); May 24, 2017 (City Council)
VI. LAND USE
A. Existing Land Use(s): This property is currently being used for agricultural purposes and is zoned R-8.
B. Character of Surrounding Area and Adjacent Land Use and Zoning:
North: Single-family residential (Caven Ridge Estates & Silverwater Subdivisions), zoned R-8
South: Single-family residential (Reflection Ridge Subdivision), zoned R-8; and a storage facility, zoned
RUT in Ada County
East: Single-family residential (Reflection Ridge Subdivision), zoned R-8
West: Vacant/undeveloped property (firture single-family residential), zoned R-8
C. History of Previous Actions:
In 2006, this property was annexed and zoned (AZ -06-015) as part of the larger Tanana Valley
development; a development agreement was approved as a provision of annexation recorded as
Instrument No. 106151214 and later amended (MI -07-011, Inst. #108065958). A preliminary plat
was also approved but the property was re -platted in 2007 (PP -07-015) as Cavanaugh Subdivision;
several time extensions were approved for that plat (TE -08-022; TE -10-005; TEC -I1-005; TEC -13-
005).
Since the preliminwr v plat for this project was approved, individual parcels within the preliminary
plat area have been sold off and are now under different ownerships and are being developed
separately, rather than as a single master planned project as envisioned. For this reason, staff
requested that the applicant submit a new preliminary plat for the remaining area south of the
Ridenbaugh Canal owned by this developer that contains its own amenities.
Property boundary adjustments were recorded in 2005 (ROS # 7140); and in 2011 (ROS #9007)
(PBA -11-009) for this property.
Caven Ridge Estates East — MDA, PP H-2017-0020 PAGE 3
EXHIBIT A
D. Utilities:
a) Location of sewer: Sanitary sewer mains intended to provide service to the subject development
were installed in a previous phase of this development.
b) Location of water: The subject development fails within two separate water pressure zones, and
therefore will need to provide connections to each of those zones.
c) Issues or concerns: Applicant shall be responsible for the extension of sanitary sewer and water
mains to provide service.
E. Physical Features:
1. Canals/Ditches Irrigation: The Ridenbaugh Canal runs along the north boundary of this site.
2. Hazards: Staff is unaware of any hazards that may exist on this site.
3. Flood Plain: This property does not lie within the Floodplain Overlay District.
VII. COMPREHENSIVE PLAN ANALYSIS
The subject property is designated Medium Density Residential (MDR) on the Future Land Use Map
(FLUM) contained in the Comprehensive Plan. MDR designated areas allow smaller lots for residential
purposes within City limits. Uses may include single-family homes at gross densities of 3 to 8 dwelling units
per acre (&u./acre).
The applicant proposes to develop the site with 93 single-family residential homes at a gross density of 2.82
dwelling units per acre (d.u./acre) and a net density of 4.14 d.u./acre consistent with the MDR FLUM
designation. The proposed density is slightly below the density of 3 to 8 dwelling units desired in MDR
designated areas, which will require approval from Council for a "step down" in density from MDR to
LDR (Low Density Residential) for this property.
Staff finds the following Comprehensive Plan policies to be applicable to this property and apply to the
proposed use (staff analysis in italics):
"Require appropriate landscaping and buffers along transportation corridor (setback, vegetation, low
walls, berms, etc.)." (3.06.02F)
A 20 -foot wide street buffer is required along S. Standing Timber Way and E. Rumpel Lane, both
designated as collector streets, landscaped in accord with the standards listed in UDC 11 -3B -7C
Landscape Buffers along Streets.
Support a variety of residential categories (low-, medium-, medium-high and high-density single-family,
multi -family, townhouses, duplexes, apartments, condominiums, etc.) for the purpose of providing the
City with a range of affordable housing opportunities.
The proposed low density residential development will provide another housing option in this portion of
the City adjacent to existing low -medium density residential uses. Staff is unaware of how "affordable"
homes in this development will be.
"Restrict private curb cuts and access points on collectors and arterial streets." (3.06.02D)
The UDC (11-3A-3) restricts access to collector streets when access is available from a local street.
Access via local streets from the existing collector street (Standing Timber) is available, for the proposed
lots; therefore direct lot access to Standing Timber is prohibited.
Caven Ridge Estates East — MDA, PP H-2017-0020 PAGE 4
EXHIBIT A
"Permit new development only where urban services can be reasonably provided at the time of final
approval and development is contiguous to the City." (3.01.01 F)
City services are available to be extended by the developer to the proposed lots with development in
accord with UDC 11-3A-21.
"Develop pathways to connect Meridian with Boise, Nampa, Kuna, and Eagle." (6.01.02C)
A segment of the City's multi -use pathway system is proposed within this site along the south side of the
Ridenbaugh Canal.
"Coordinate with irrigation districts to implement the proposed pathway network along irrigation canals,
ditches, creeks and easements," (6.02.02C)
The applicant should coordinate with Narnpa & Meridian Irrigation District for construction of the
multi -use pathway along the Ridenbaugh Carnal.
"Limit canal tiling and piping of ditches, creeks, and drains where public safety issues are not of
concern." (5.01.01D)
The Ridenbaugh Canal runs along the north boundary of this site and is proposed to remain open- and
not be piped due its large capacity if Council approves a waiver to UDC 11 -3A -6A.3 to allow it to
remain open. To protectpublic safety, the canal should be fenced off with a 6 -foot tall open vision fence
having an 11 -gauge 2 -inch mesh or other construction equivalent in ability to deter access to the canal
as setforth in UDC 11 -3A -6B.
"Require pedestrian access connectors in all new development to link subdivisions together to promote
neighborhood connectivity as part of a community pathway system." (3.03.03B)
Internal pedestrian pathways, as well as connection to an existingpathway stubbed at the south
boundary from Reflection Ridge Subdivision, are proposed within this developnnentfor interconnectivit3).
"Review new development for appropriate opportunities to connect local roads and collectors to adjacent
properties (stub streets). (3.03.020)
The preliminary plat depicts extension of existing stub streets through this property. Extension of the
existing stub street (E. Mona Lisa St.) at the east boundary will allow connectivity between this
development and Reflection Ridge Subdivision.
In accord with the above -stated policies and goals, Staff feels the proposed development is consistent with
the Comprehensive Plan and the MDR FLUM designation if Council approves a "step down" in density for
this development.
VIII. ANALYSIS
A. Analysis of Facts Leading to Staff Recommendation:
1. DEVELOPMENT AGREEMENT MODIFICATION (MDA): Development of this property is currently
governed by the development agreement (DA) approved for the overall Tanana Valley/Cavanaugh
Subdivision and later amended, which encompassed a total of 177+/- acres of land on the north and
south sides of the Ridenbaugh Canal (Instrument No.'s 106151214 and 108065958).
Because the parcels within this development were sold off individually after the preliminary plat was
approved, it has not developed as a single master -planned project as envisioned. The property north of
the canal is almost fully developed with multi -family and single-family residential homes. The property
south of the canal, except for a 22+/- acre parcel on the west side of Standing Timber Way and the 4.51
acre parcel where the existing home is located, is owned by the subject developer.
Caves Ridge Estates East — MDA, PP H-2017-0020 PAGE 5
EXHIBIT A
Most of the site amenities for this development were located north of the canal and those south of the
canal were on the property where the existing home is located that is now under private ownership. For
this reason, staff requested the applicant modify the previous development agreements for the sole
purpose of entering into a new one and apply for a new preliminary plat with stand-alone cormnon area
and site amenities.
Concept Plan: The applicant submitted a conceptual development plan included in Exhibit A.3 that
depicts how the 47+/- acres owned by the applicant located on the east & west sides of Standing Timber
Way is proposed to develop. The applicant intends to submit the preliminary plat for the property on the
west side of Standing Timber Way (i.e. Caven Ridge Estates West) within 2 to 3 years — after
construction of Phase 4 of the Caven Ridge Estates East plat. The overall layout is substantially the same
as the previous plat for Cavanaugh Subdivision. A total of 6.49 acres (or 13.78%) total open space is
proposed with 5.15 acres (or 10.9%) of that amount being "qualified" per the standards listed in UDC
11-3 G-3 B.
Because this property is under different ownership and is developing separately from that to the north of
the canal and to the west of Standing Timber Way (Parcel #S1 130234045), staff recommends the
existing DA (Instrument No. 106151214, amended Instrument No.108065958) is amended to exclude the
subject property and a new DA is required for the subject property. The new DA should include the
proposed conceptual development plan and building elevations included in Exhibit A.2 and require
fixture development to substantially comply with those plans. It should also require site amenities to be
provided as proposed. See Exhibit A.5 for Staff's recommended DA provisions.
2. PRELIMINARY PLAT (PP): A preliminary plat is proposed consisting of 93 building lots and 7
common lots on 32.59 acres of land in the R-8 zoning district. The plat is proposed to develop in 5
phases as shown in Exhibit A.3. The average lot size is 10,505 square feet (s.£) with a minimum lot size
of 6,955 s.f. in accord with UDC standards. Note: The configuration of the proposed plat is consistent
with the previously approved platfor Cavanaugh Subdivision.
Dimensional Standards: The lots in the proposed subdivision are required to comply with the
dimensional standards of the R-8 zoning district listed in UDC Table 11-2A-6 and the block length
standards listed in UDC 11 -6C -3F.
Staff has reviewed the proposed plat and found it in compliance with the dimensional standards of
the district, but not in compliance with the maximum block length standard of 750 feet in
residential districts or 1,000 feet where a pedestrian pathway is provided. Block 4, which includes
a pedestrian pathway, runs along the south boundary of the site and measures approximately
1,450 feet in length.
City Council inay approve a block face up to 1,200 feet in length where block design is constrained
by site conditions that include an abutting urban project with no adjoining alley or street
connections such as Reflection Ridge Subdivision that abuts the property to the south. The lots to
the south abut this property for a continuous 1,260+/- feet from the east boundary to the west with
only one pathway to break up the block face. Because this exceeds the maximum length allowed by
approximately 250 feet, it does not comply with UDC standards and cannot be approved in its
current configuration.
Staff suggests the following revision to the plat: Reconfigure the streets in the southern portion of
the development into two loops (S. Cannon Way/S. Daybreak Ave./E. Pisa Dr./S. Pisa Pl. and S.
Standing Timber Way, S. Twilight Rise Way and E. Pisa Dr.). Common driveways may be used
for access to lots (up to 6) off these streets as set forth in UDC 11 -6C -3D. Implementation of this
Caven Ridge Estates East — MDA, PP H-2017-0020 PAGE 6
1010l is # 1
change (or a similar change) will result in a block face length below 1,200 feet which, if approved
by City Council, will comply with block length standards.
Access/streets: Access will be provided via existing local streets from S. Standing Timber Way, a
collector street, via E. Victory Road. Connection to existing stub streets in Caven Ridge Estates
Subdivision No. 1 is proposed as well as to an existing local street (E. Mona Lisa St.) at the east
boundary. Direct lot access via Standing Timber Way and E. Rumpel Lane, both collector streets, is
prohibited; a note as such should be included on the final plat. (Note: E. Rumpel Lane will likely be re-
named as Harris Street, consistent with that on the west side of S. Meridian Road.)
This property has 25 feet of frontage on S. Meridian Road that currently exists as Rumple Lane, a private
street, along the south boundary of the site. The Master Street Map depicts a collector street in this
location and a 3 -legged roundabout at the E. Rumple Ln./S. Windstone Ave. intersection. Access via the
state highway (SH 69) is allowed by UDC 11 -3H -4B at the half mile mark between section line roads as
proposed. ACRD is not requiring the roundabout.
A traffic signal is also planned for the Rumple (Harris)/Meridian Road intersection. Rumple Lane will be
required to be improved as a collector street in accord with ACHD's requirements but will not be able to
be used for access to this development until more land is acquired from the property at the northeast
corner of S. Meridian Road and Rumple Lane.
Landscaping: Landscaping is required within the development as set forth in UDC 11-3B.
A 20 -foot wide street buffer is required along S. Standing Timber Way and E. Rumpel Ln., both
designated collector streets, landscaped in accord with the standards listed in UDC 11 -3B -7C. A street
buffer is depicted on the landscape plan along Standing Timber Way and along the north side of Rumpel
Lane west of Standing Timber Way in accord with UDC standards.
Landscaping is required in common areas in accord with the standards listed in UDC 11 -3G -3E; along
pathways in accord with the standards listed in UDC 11 -3B -12C; and within parkways in accord with the
standards listed in UDC 11 -3A -17E.
A minimum 5 -foot wide landscape strip is required on each side of the pathway planted with a mix of
trees, shrubs, lawn and/or other vegetative groundcover (one tree every 100' of pathway). The proposed
micro -pathways comply with this standard; the landscaping along the north side of the multi -use
pathway along the canal does not comply with this standard. The landscape plan depicts 20' of
landscaping on the south side of the pathway along the canal but no landscaping on the north side
of the pathway; the plan should be revised to comply with UDC standards. The landscape plan
also incorrectly depicts lot lines through this common area.
Note: Vie curb, sidewalk and street buffer along the south side ofRumpel Lane will be required to be
constructed when the property to the south (#S1130325752) redevelops in the future as dictated by the
alignment of W Harris Street on the west side of S. Meridian Road, per ACHD.
Mitigation: The UDC (11-313-1OC.5) requires mitigation for all existing healthy trees 4" caliper and
larger that are removed from the site. The City Arborist, Elroy Huff, visited the site and determined there
were no existing trees that require mitigation.
Sidewalks: Sidewalks are required to be constructed with development in accord with UDC 11-3A-17.
A minimum 5 -foot wide detached sidewalk is required along S. Standing Timber Way and Rumpel Ln.,
both collector streets; minimum 5 -foot wide sidewalks are required along internal local streets as
proposed. Sidewalks are proposed in accord with this requirement.
Pathways: Pathways are required to be constructed in accord with the standards listed in UDC 11-3A-8.
The Pathways Master Plan designates a 10 -foot wide multi -use pathway along the south side of the
Ridenbaugh Canal on this site; landscaping proposed along the pathway does not comply with UDC
Caven Ridge Estates East — MDA, PP H-2017-0020 PAGE 7
EXHIBIT A
standards (see Landscaping section above). Micro pathways are proposed internally. Pathways proposed
on the site comply with the construction standards listed in the UDC.
Common Open Space & Site Amenities: Common open space and site amenities are required to be
provided in accord with the standards listed in UDC 11-3G-3. A minimum of 10% (or 3.26 acres)
qualified open space and one site amenity is required.
A total of 4.10 acres (or 12.6%) of qualified open space is proposed consisting of parkways, the street
buffer along S. Standing Timber Way, and an open grassy area over 50' x 100' in area; detailed
calculations should be submitted with the final plat application(s).
Amenities are proposed to include a swimming pool, (2) 18' x 18' structures connected by a roof in the
middle containing restrooms, and a pool equipment and outdoor furniture storage room (see Exhibit
A.2); large open area; playground equipment; and internal and multi -use pathways that are proposed to
be shared by all Caven Ridge Estates residents. Because 37 building lots were approved in Caven Ridge
Estates Subdivision that adjoins this site without any amenities, staff recommends the amenities
proposed with this development in Lot 1, Block 2 are constructed with Phase I of Caven Ridge Estates
East as proposed by the applicant.
Parkways: Parkways are required to comply with the standards listed in UDC11-3A-17E. Six-foot wide
parkways are proposed along internal local streets. Root barriers are required with 6 -foot wide parkways
and Class II trees are required to be planted. If parkways are widened to 8 feet, root barriers are not
required and Class I or III trees may be considered.
Fencing: All fencing should comply with the standards listed in UDC 11-3A-17. A 6 -foot tall vinyl
fence is proposed around the perimeter of this development. The Ridenbaugh Canal is required to be
fenced with a 6 -foot tall, 11 gauge, 2 -inch inesh or other construction, equivalent in ability to deter
access to the waterway; the plans shall be revised accordingly.
Waterways: The Ridenbaugh Canal is a large waterway that runs along the north boundary of this
property and is proposed to remain open. The UDC (11-3A-3) requires waterways to be piped or
otherwise covered unless improved as a water amenity or linear open space. Due to its large capacity,
the applicant does not wish to pipe the facility; a waiver to UDC 11 -3A -6A is required to be
approved by Council for the waterway to remain open.
Utilities: All development is required to connect to the City water and sewer system unless otherwise
approved by the City Engineer in accord with UDC 11-3A-21. Services will be extended from Caven
Ridge Estates No. 1.
Street lighting is required to be installed within the development in accord with the City's adopted
standards, specifications and ordinances.
Pressurized Irrigation (Pl): An underground PI system is proposed to be provided to each lot in the
subdivision in accord with UDC 11-3A-15. The system will be operated and maintained by the Owner's
Association.
Storm Drainage: A storm drainage system is required for the development in accord with the City's
adopted standards, specifications and ordinances. Design and construction shall follow best management
practice as adopted by the City in accord with UDC 11-3A-18. Stornnwater is proposed to be retained on-
site in seepage beds designed by a civil engineer.
Building Elevations: Conceptual building elevations were submitted for the future homes in this
development as shown in Exhibit A.2. Building materials consist of a mix of stucco, vertical &
horizontal wood siding with stone and brick accents.
Certificate of Zoning Compliance (CZC): A CZC is required to be submitted to the Planning Division
and approved for the swimming pool, structure and parking area in accord with UDC 11-5B-1.
Caven Ridge Estates East — MDA, PP H-2017-0020 PAGE 8
EXHIBIT A
Design Review: A Design Review application is required to be submitted to the Planning Division
concurrently with the CZC application for approval of the structure. The building elevations are required
to comply with the standards listed in the Architectural Standards Manual.
Staff recommends approval of the proposed MDA and PP applications as recommended by staff in
Exhibits A.5 and B.
IX. EXHIBITS
A. Drawings/Other
1. Vicinity/Zoning Map
2. Phasing/Conceptual Development Plans and Building Elevations
3. Proposed Preliminary Plat (dated: 2/15/17 6/6/2017
4. Proposed Landscape Plan (dated: 2/9/17)_, revised stamp dated. 5130/1.0
5. Development Agreement Provisions for Caven Ridge Estates
B. Agency & Department Continents/Conditions
C. Legal Description & Exhibit Map of Property Subject to Development Agreement
D. Required Findings from Unified Development Code
Caven Ridge Estates East — MDA, PP H-2017-0020 PAGE 9
EXHIBIT A
Exhibit A.l: Vicinity/Zoning Maps
Cavett Ridge Estates East — MDA, PP H-2017-0020 PAGE 10
EXHIBIT A
Exhibit A.2: Phasing/Conceptual Development Plans & Building Elevations
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4. Phase 3 East
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Caven Ridge Estates East —MDA, PP H-2017-0020 PAGE 11
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Caven Ridge Estates East — MDA, PP H-2017-0020 PAGE 12
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Caven Ridge Estates East — MDA, PP H-2017-0020 PAGE 13
EXHIBIT A
Caven Ridge Estates East — MDA, PP H-2017-0020 PAGE 14
EXHIBIT A
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Caven Ridge Estates East— MDA, PP H-2017-0020 PAGE 19
EXHIBIT A
Exhibit AS: Development Agreement Provisions for Caven Ridge Estates
1. Development of the subject property shall substantially comply with the conceptual development plan
and building elevations included in Exhibit A.2 and the conditions of approval associated with the
preliminary plat in Exhibit B.
2. The overall development shall include a minimum of 5.15 acres (or 10.9%) of qualified open space as set
forth in UDC 11 -3G -3B.
3. The development shall include at a minimum, the following amenities: a children's play structure;
swimming pool; structure containing restrooms, pool equipment room, and outdoor furniture storage
room; a large open space area; internal pathways; and a multi -use pathway along S. Meridian Road and
along the south side of the Ridenbaugh Canal in accord with UDC 11 -3G -3C.
4. The site amenities (i.e. swimming pool; structure with restrooms and pool & outdoor fiuniture storage;
parking lot and children's play structure) in Lot 1, Block 2 shall be constructed with Phase I of Caven
Ridge Estates East Subdivision,
S. The Ridenbaugh Canal is Fequifed to be piped or- othepwise oever-ed unless improved as a water- ameni
or r a open spaee n4ess waived oa by City C, uneit as set foi4h in UDG 11 3A 6A7 Council
approved a waiver to UDC 11 -3A -6A to allow the Ridenbaugh Canal to remain open and not be piped
due to the large ca acity of the facility_.
Caven Ridge Estates East —MDA, PP H-2017-0020 PAGE 20
EXHIBIT A
B. Agency & Department Comments/Conditions
1. PLANNING DIVISION
1.1 Development Agreement
1.1.1 The existing development agreement, recorded as Instrument #106151214, and amended Instrument
No. 108065958, shall be amended to exclude the subject property. A fee of $303.00 shall be paid to the
Planning Division after approval of the Findings by City Council.
1.1.2 The new Development Agreement (DA) shall be signed by the property owner and returned to the
Planning Division within six (6) months of the City Council granting the modification/new agreement.
The DA shall, at minimum, incorporate the provisions in Exhibit A.5 and the conceptual development
plan and building elevations in Exhibit A.2.
This has been submitted and is included in Exhibit C.
1.2 Preliminary Plat - Site Specific Conditions of Approval
1.2.1 The preliminary plat included in Exhibit A.3, dated 2/15/17 6/6.17 shall be revised as follows at least
days prior to the City ! 4 ;1 ho
a. R-econfigur-e Blook 4 (and the assoeiated area) to comply with the blook length standards eontaine
pedestrian pathway as setArth in UDG 11 6G 3K 3a-.
b. Note #3: "All lots a residential :ailding lots exeept Tot 1 of Bioek 2Lots 2 .,n 8(?) of B1ook Z
Lots 21 and 18 of Block >Lot 1 of Bloek>
storage lots. Lot! of Bloek !is for the Ridenbaugh Canal easement." The pkqt appeaiw to be ' '
a eeninion letfor a ped,-:9P4an pathway between, Lots 7 & 8 and 19 & 20, Bloek 3 that i�q depiete
the1,...,.7..,,.pe .,7,.,.,
c. Include a note on the final plat stating direct lot access to S. Standing Timber Way and E. Rumpel
Lane/Harris St. is prohibited.
a A„hlie street fro t., shall be provided via ., local street
ileetor st-eet is or-ohibited.
e. Depict a minimum 15 -foot wide common lot for a pathway between Lots 51 & 52, Block 4.
1.2.2 The landscape plan included in Exhibit A.4, dated 2/9/17 (revised 5/30/17), shall be revised as follows:
a. Include a detailed calculations table that demonstrates compliance with qualified open space and
landscaping requirements.
b. Depiet the Feeonfigur-ation of the plat as fequir-ed above in oondition fl. 1. Ia.
.,long the >7;dffibaugh r.,,,.;1
d. Landscaping is required .,long the „..,.th side of the adjacent to the pathway along the Ridenbaugh
Canal in accord with the standards listed in UDC 11-313-12C. Trees and landscaping required along
the pathway should be provided within the common lot, not adjacent to the building lots, unless
otherwise approved through Alternative Compliance.
e. Fencing is required along the south side of the Ridenbaugh Canal between the canal and the pathway
as set forth in UDC 11-3A-613.3 to deter access to the ditch for public safety purposes.
Caven Ridge Estates East— MDA, PP H-2017-0020 PAGE 21
EXHIBIT A
home is locatedi direet access i4a Standine Timber Way, a eolleetor-Afeet-,4"rohibited.
g. Depict a minimum 15 -foot wide common lot containing a 5 -foot wide pathwav with 5 feet of
landscaping on either side between Lots 51 & 52. Block 4, as set forth in UDC 11-313-12C.
1.2.3 The developer 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 and 11 -3A -6B.
1.2.4 A Certificate of Zoning Compliance and Design Review application shall be submitted for approval of
the swimming pool, structure and parking area prior to submittal of a building permit application for
such items.
1.2 General Conditions of Approval
1.2.1 Comply with all bulk, use, and development standards of the R-8 zoning district listed in UDC Table 11-
2A-6.
1.2.2 Comply with all provisions of 11-3A-3 with regard to access to streets.
1.2.3 Construct on -street bikeways on all collector streets as set forth in UDC 11-3A-5.
1.2.4 Comply with the provisions for irrigation ditches, laterals, canals and/or drainage courses, as set forth in
UDC 11-3A-6.
1.2.5 Provide a pressurized irrigation system consistent with the standards as set forth in UDC 11-3A-15,
UDC 11-313-6 and MCC 9-1-28.
1.2.6 Comply with the sidewalk standards as set forth in UDC 11-3A-17.
1.2.7 Install all utilities consistent with the standards as set forth in UDC 11-3A-21 and 11 -3B -5J.
1.2.8 Construct all off-street parking areas consistent with the standards as set forth in UDC 11-3C-6 for non-
residential uses.
1.2.9 Construct the required landscape buffers consistent with the standards as set forth in UDC 11 -3B -7C,
1.2.10 Construct storm water integration facilities that meet the standards as set forth in UDC 11 -3B -11C.
1.2.11 Construct all parkways consistent with the standards as set forth in UDC 11 -3A -17E, 11 -3G -3B5 and 11-
3B -7C.
1.2.12 Comply with all subdivision design and improvement standards as set forth in UDC 11-6C-3, including
but not limited to cul-de-sacs, alleys, driveways, common driveways, easements, blocks, street buffers,
and mailbox placement.
1.2.13 Protect any existing trees on the subject property that are greater than four -inch caliper and/or mitigate
for the loss of such trees as set forth in UDC 11-313-10.
1.2.14 Comply with all provisions of UDC 11-3A-3 with regard to maintaining the clear vision triangle.
1.3 Ongoing Conditions of Approval
1.3.1 The applicant and/or assigns shall have the continuing obligation to provide irrigation that meets the
standards as set forth in UDC 11-3B-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.
1.3.2 All common open space and site amenities shall be maintained by an owner's association as set forth in
UDC 11 -3G -3F1.
1.3.3 The project is subject to all current City of Meridian ordinances and previous conditions of approval
associated with this site.
Caven Ridge Estates East — MDA, PP H-2017-0020 PAGE 22
EXHIBIT A
1.3.4 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.
1.3.5 The applicant shall have an ongoing obligation to maintain all pathways.
1.3.6 The applicant has a continuing obligation to comply with the outdoor lighting provisions as set forth in
UDC 11-3A-11.
1.3.7 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.
1.4 Process Conditions of Approval
1.4.1 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.
1.4.2 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.
1.4.3 The final plat, and any phase thereof, shall substantially comply with the approved preliminary plat as
set forth in UDC 11 -6B -3C2.
1.4.4 The applicant shall obtain approval for all successive phases of the preliminary plat within two years of
the signature of the City Engineer on the previous final plat as set forth in UDC 11 -6B -7B (if
applicable).
1.4.5 The preliminary plat approval shall be null and void if the applicant fails to either 1) obtain the City
Engineer signature on a final plat within two years; or, 2) gain approval of a time extension as set forth
in UDC 11-6B-7.
1.4.6 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.
2. PUBLIC WORKS DEPARTMENT
2.1 Site Specific Conditions of Approval
2.1.1 The subject development falls within two separate water pressure zones, and therefore will need to
provide connections to each of those zones. The utility plans submitted with the application do not show
a water main in S. Cannon Way. The S. Cannon Way water main must connect to existing water main to
the east. Lots on E. Pisa Drive west of S. Twilight Rise Way cannot be served by pressure zone 4.
Pressure Zone 5 water must be brought from offsite (existing main lines to east at the Reflection Ridge
Subdivision, and west to Meridian Road) in order to serve these lots. Valves must be installed to enable
pressure zone boundary (inline valve on S Standing Timber Way near the subdivision boundary, and
valve on west side of E. Pisa Drive and S. Twilight Rise Way.
2.1.2 A street light plan will need to be included in the final plat application. Street light plan requirements
are listed in section 6-7 of the City's Design Standards. A copy of the standards can be found at
http://www.meridiaticity.org/ptiblic—works.aspx?id=272
2.2 General Conditions of Approval
2.2.1 Applicant shall coordinate water and sewer main size and routing with the Public Works Department,
and execute standard forms of easements for any mains that are required to provide service outside of a
public right-of-way. Minimum cover over sewer mains is three feet, if cover from top of pipe to sub-
Caven Ridge Estates East — MDA, PP H-2017-0020 PAGE 23
EXHIBIT A
grade is less than three feet than alternate materials shall be used in conformance of City of Meridian
Public Works Departments Standard Specifications.
2.2.2 Per Meridian City Code (MCC), the applicant shall be responsible to install sewer and water mains to
and through this development. Applicant may be eligible for a reimbursement agreement for
infrastructure enhancement per MCC 8-6-5.
2.2.3 The applicant shall provide easements) for all public water/sewer mains outside of public right of way
(include all water services and hydrants). The easement widths shall be 20 -feet wide for a single utility,
or 30 -feet wide for two. The easements shall not be dedicated via the plat, but rather dedicated outside
the plat process using the City of Meridian's standard forms. The easement shall be graphically depicted
on the plat for reference purposes. Submit an executed easement (on the form available from Public
Works), a legal description prepared by an Idaho Licensed Professional Land Surveyor, which must
include the area of the easement (marked EXHIBIT A) and an 81/2" x 11" map with bearings and
distances (marked EXHIBIT B) for review. Both exhibits must be sealed, signed and dated by a
Professional Land Surveyor. DO NOT RECORD. Add a note to the plat referencing this document. All
easements must be submitted, reviewed, and approved prior to signature of the final plat by the City
Engineer.
2.2.4 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of
water (MCC 9-2-28C1). The applicant should be required to use any existing surface or well water for
the primary source. If a surface or well source is not available, a single -point connection to the culinaty
water system shall be required. If a single -point connection is utilized, the developer will be responsible
for the payment of assessments for the common areas prior to prior to receiving development plan
approval.
2.2.5 All existing structures that are required to be removed shall be prior to signature on the final plat by the
City Engineer. Any structures that are allowed to remain shall be subject to evaluation and possible
reassignment of street addressing to be in compliance with MCC.
2.2.6 All irrigation ditches, canals, laterals, or drains, exclusive of natural waterways, intersecting, crossing or
laying adjacent and contiguous to the area being subdivided shall be tiled per UDC 11-3A-6. In
performing such work, the applicant shall comply with Idaho Code 42-1207 and any other applicable
law or regulation.
2.2.7 Any existing domestic well system within this project shall be removed from domestic service per City
Ordinance Section 9-1-4 and 9 4 8 contact the City of Meridian Engineering Department at (208)898-
5500 for inspections of disconnection of services. Wells may be used for non-domestic purposes such as
landscape irrigation if approved by Idaho Department of Water Resources Contact Robert B. Whitney at
(208)334-2190.
2.2.8 Any existing septic systems within this project shall be removed from set -vice per City Ordinance
Section 9-1-4 and 9 4 8. Contact Central District Health for abandonment procedures and inspections
(208)375-5211.
2.2.9 Street signs are to be in place, sanitary sewer and water system shall be approved and activated, road
base approved by the Ada County Highway District and the Final Plat for this subdivision shall be
recorded, prior to applying for building permits.
2.2.10 A letter of credit or cash surety in the amount of 110% will be required for all uncompleted fencing,
landscaping, amenities, etc., prior to signature on the final plat.
2.2.11 All improvements related to public life, safety and health shall be completed prior to occupancy of the
structures. Where approved by the City Engineer, an owner may post a performance surety for such
improvements in order to obtain City Engineer signature on the final plat as set forth in UDC 11 -5C -3B.
Caven Ridge Estates East— MDA, PP H-2017-0020 PAGE 24
EXHIBIT A
2,2.12 Applicant shall be required to pay Public Works development plan review, and construction inspection
fees, as determined during the plan review process, prior to the issuance of a plan approval letter.
2.2.13 It shall be the responsibility of the applicant to ensure that all development features comply with the
Americans with Disabilities Act and the Fair Housing Act,
2.2.14 Applicant shall be responsible for application and compliance with any Section 404 Permitting that may
be required by the Army Corps of Engineers.
2,2.15 Developer shall coordinate mailbox locations with the Meridian Post Office,
2.2.16 All grading of the site shall be performed in conformance with MCC 11-1-4B.
2.2.17 Compaction test results shall be submitted to the Meridian Building Department for all building pads
receiving engineered backfill, where footing would sit atop fill material.
2.2.18 The engineer shall be required to certify that the street centerline elevations are set a minimum of 3 -feet
above the highest established peals groundwater elevation. This is to ensure that the bottom elevation of
the crawl spaces of homes is at least 1 -foot above.
2.2.19 The applicants design engineer shall be responsible for inspection of all irrigation and/or drainage
facility within this project that do not fall under the jurisdiction of an irrigation district or ACRD. The
design engineer shall provide certification that the facilities have been installed in accordance with the
approved design plans. This certification will be required before a certificate of occupancy is issued for
any structures within the project.
2.2.20 At the completion of the project, the applicant shall be responsible to submit record drawings per the
City of Meridian AutoCAD standards. These record drawings must be received and approved prior to
the issuance of a certification of occupancy for any structures within the project.
2.2.21 Street light plan requirements are listed in section 6-5 of the Improvement Standards for Street Lighting
(http://www.meridiancity.org/publie—works.aspx?id=272). All street lights shall be installed at
developer's expense. Final design shall be submitted as part of the development plan set for approval,
which must include the location of any existing street lights. The contractor's work, and materials shall
conform to the ISPWC and the City of Meridian Supplemental Specifications to the ISPWC. Contact the
City of Meridian Transportation and Utility Coordinator at 898-5500 for information on the locations of
existing street lighting.
2.2.22 The City of Meridian requires that the owner post to the City a performance surety in the amount of
125 % of the total construction cost for all incomplete sewer, water and reuse infrastructure prior to final
plat signature, This surety will be verified by a line item cost estimate provided by the owner to the City.
The surety can be posted in the form of an irrevocable letter of credit, cash deposit or bond. Applicant
must file an application for surety, which can be found on the Community Development Department
website. Please contact Land Development Set vice for more information at 887-2211.
2.2.23 The City of Meridian requires that the owner post to the City a warranty surety in the amount of 20% of
the total construction cost for all completed public sewer, water and reuse infrastructure for duration of
two years. This surety will be verified by a line item cost estimate provided by the owner to the City.
The surety can be posted in the form of an irrevocable letter of credit, cash deposit or bond. Applicant
must file an application for surety, which can be found on the Community Development Department
website. Please contact Land Development Service for more information at 887-221.
3. POLICE DEPARTMENT
3.1 The Police Department has no comments on this application.
4. FIRE DEPARTMENT
Caven Ridge Estates East — MDA, PP H-2017-0020 PAGE 25
EXHIBIT A
4.1 All common driveways shall be straight or have a turning radius of 28' inside and 48' outside and have a
clear driving surface of 20' in width capable of supporting an imposed weight of 75,000 GVW, per
International Fire Code Section 503.2.
4.2 Fire Lanes shall have a 20' wide improved surface capable of supporting an imposed load of 75,000 lbs.
All roadways shall be marked in accordance with Appendix D Section D103.6 Signs — "No Parking"
signs are required to be erected along the driveway leading to the swimming pool/common area on Lot
1, Block 2.
4.3 Operational fire hydrants, temporary or permanent street signs, and access roads with an all-weather surface
are required to be installed before combustible construction material is brought onto the site, as set forth in
International Fire Code Section (IFC) 501.4 and Meridian amendment to IFC 10-4-2J.
5. REPUBLIC SERVICES
5.1 Republic Services did not submit comments on this application.
6. PARKS DEPARTMENT
6.1 Developer shall construct a 10' multi -use pathway along the south side of the Ridenbaugh Canal per the
Meridian Pathways Master Plan. A pedestrian easement shall be required with final plat.
7. ADA COUNTY HIGHWAY DISTRICT (A hearing was scheduled before the ACHD commission for this
application on May 24"' and was continued to June 21" — a final report should be issued after that date)
7,1 Site Specific Conditions of Approval (DRAFT)
7.1.1 Construct Standing Timber Way internal to the site as a 46 -foot street section with vertical curb, gutter
and 5 -foot wide detached sidewalk. Dedicate a minimum of 50 -feet of right of way for Standing Timber
Way.
7.1.2 Provide a pennanent right-of-way easement for all public sidewalks placed outside of the dedicated
right-of-way. The easement shall encompass the entire area between the right-of-way line and 2 -feet
behind the back edge of the sidewalk.
7.1.3 Construct Rumpel Lane east of Standing Timber Way, abutting the site, as a 36 -foot street section, with
vertical curb, and gutter. Construct 5 -foot wide (minimum) detached concrete sidewalk on the north side
of Rumpel Lane. Dedicate a minimum of 40 -feet of right-of-way for this segment of Rumpel Lane,
extending to the southern property line.
7.1.4 Dedicate the offsite portion of Rumpel Lane west of Standing Timber Way to Meridian Road (SH -69) to
ACHD as right-of-way for the future construction of the full public street.
7.1.5 Provide a road trust of $16,750 for the Rumpel Lane / Harris Street and Meridian Road (SH -69) traffic
signal.
7.1.6 Provide a road t-ust of $38,700 for the off-site portion of Rumpel Lane to Meridian Road (SH -69).
7.1.7 Construct internal local streets as 33 -foot street sections with rolled curb, gutter and 5 -foot wide
detached sidewallc. Dedicate a minimum of 37 -feet of right-of-way for all internal local streets.
7.1.8 Construct Pisa Drive to intersect Standing Timber Way located 220 -feet north of Rurnpel Lane,
7.1.9 Extend the existing stub streets as follows into the site:
Standing Timber Way
Palermo Drive
Cannon Way
Sicily Drive
Caven Ridge Estates East — MDA, PP H-2017-0020 PAGE 26
EXHIBIT A
Mona Lisa Street
7.1.10 Extend the right of way for Standing Timber Way to the western property line a minimum of 50 -feet
wide in alignment with Pisa Drive, to allow for the future extension to the undeveloped site to the west.
7.1.11 Redesign the intersection of Pisa Drive and Twilight Rise Way to provide a minimum tangent length of
150 -feet OR Redesign the intersection to a T-type intersection (intersecting at a 90' angle) and provide
center landscape medians or chicanes on Pisa Drive.
7.1.12 Standing Timber Way and Rumpel Lane are classified as collector roadways. Direct lot access is
prohibited to these roadways and should be noted on the final plat.
7.1.13 Payment of impacts fees are due prior to issuance of a building permit.
7.1.14 Comply with all Standard Conditions of Approval.
7.2 Standard Conditions of Approval (DRAFT)
7.2.1 All proposed irrigation facilities shall be located outside of the ACHD right-of-way (including all
easements). Any existing irrigation facilities shall be relocated outside of the ACRD right-of-way
(including all easements).
7.2.2 Private Utilities including sewer or water systems are prohibited from being located within the ACHD
right-of-way.
7.2.3 In accordance with District policy, 7203.3, the applicant may be required to update any existing non-
compliant pedestrian improvements abutting the site to meet current Americans with Disabilities Act
(ADA) requirements. The applicant's engineer should provide documentation of ADA compliance to
District Development Review staff for review.
7.2.4 Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the
construction of the proposed development. Contact Construction Services at 387-6280 (with file
number) for details.
7.2.5 A license agreement and compliance with the District's Tree Planter policy is required for all
landscaping proposed within ACHD right-of-way or easement areas.
7.2.6 All utility relocation costs associated with improving street frontages abutting the site shall be borne by
the developer.
7.2.7 It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The
applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The applicant shall
be required to call DIGLINE (1-811-342-1585) at least two frill business days prior to breaking ground
within ACHD right-of-way. The applicant shall contact ACRD Traffic Operations 387-6190 in the
event any ACHD conduits (spare or filled) are compromised during any phase of construction.
7.2.8 Utility street cuts in pavement less than five years old are not allowed unless approved in writing by the
District. Contact the District's Utility Coordinator at 387-6258 (with file numbers) for details.
7.2.9 All design and construction shall be in accordance with the ACHD Policy Manual, ISPWC Standards
and approved supplements, Construction Services procedures and all applicable ACHD Standards unless
specifically waived herein. An engineer registered in the State of Idaho shall prepare and certify all
improvement plans.
7.2.10 Construction, use and property development shall be in conformance with all applicable requirements of
ACRD prior to District approval for occupancy.
7.2.11 No change in the terms and conditions of this approval shall be valid unless they are in writing and
signed by the applicant or the applicant's authorized representative and an authorized representative of
Caven Ridge Estates East — MDA, PP H-2017-0020 PAGE 27
EXHIBIT A
ACHD. The burden shall be upon the applicant to obtain written confirmation of any change from
ACHD.
7.2.12 If the site plan or use should change in the future, ACHD Planning Review will review the site plan and
may require additional improvements to the transportation system at that time. Any change in the
planned use of the property which is the subject of this application, shall require the applicant to comply
with ACHD Policy and Standard Conditions of Approval in place at that time unless a waiver/variance
of the requirements or other legal relief is granted by the ACHD Commission.
Caven Ridge Estates East — MDA, PP H-2017-0020 PAGE 28
EXHIBIT A
C. Legal Description & Exhibit Map of Property Subject to Development Agreement
U�B
J•LLB ENGINEERS, INC.
J-0 3 UNYI€'ANIFS
Caven Ridge Estates West
Preliminary Plat
Boundary Description
Project Number 10-16-141 May 19, 2017
f � M 'DAPPING
LANGGGN NAPPING
GRGUP IHC.
A parcel of land situated in the northwest quarter of Section 30, Township 3 North, Range 1 East, Boise
Meridian, City of Meridian, Ada County, Idaho, and being more particularly described as follows:
Commencing at the northwest section corner of Section 30, Township 3 North, Range 1 East, Boise
Meridian;
Thence S00°25'44"W, 410.86 feet along the west line of the northwest quarter of Section 30;
Thence 589°34'16"E, 70.00 feet to the intersection of the east right-of-way line of South Meridian Road
(Hwy 69) and the center line of the Ridenbaugh Canal, and the southwest corner of Red Wing
Subdivision (Book 105 of Plats at Pages 14405 through 14409, records of Ada County, Idaho), the POINT
OF BEGINNING;
Thence 544°08'28"E, 314.59 feet along the center line of the Ridenbaugh Canal and the
boundary of Red Wing Subdivision;
Thence $57°31'52"E, 69.47 feet along the center line of the Ridenbaugh Canal and the boundary
of Red Wing Subdivision;
Thence S70°55'16"E, 1146.43 feet along the center line of the Ridenbaugh Canal, the boundary
of Red Wing Subdivision, and the boundary of Silverwater Subdivision No. 2 (Book 110 of Plats at
Pages 15649 through 15652, records of Ada County, Idaho) to the northwest corner of Caven
Ridge Estates Subdivision No. 1(Book 111 of Plats at Pages 15947 through 15951, records of Ada
County, Idaho);
Thence 519°04'44"W, 49.91 feet along the boundary of Caven Ridge Estates Subdivision to a 5/8
inch rebar;
Thence N70°59'40"W, 20.06 feet along the boundary of Caven Ridge Estates Subdivision to a 5/8
inch rebar;
Thence S19°01148"W, 94.00 feet along the boundary of Caven Ridge Estates Subdivision to a 5/8
inch rebar;
Thence S21°30'41"W, 56.05 feet along the boundary of Caven Ridge 1'A^
Estates Subdivision; "15 rF'DCD
��`
Thence 127.68 feet on a non -tangent curve to the right, concave 1334
northwesterly, having a radius of 242.50 feet, a central angle of `%,��f�f
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Caven Ridge Estates East — MDA, PP H-2017-0020 PAGE 29
(' U -B ),
J•u•g ENGINEERS, INC.
Preliminary Plat continued...
EXHIBIT A
J -U -G COMPANIES I-ANRouPHIPPING
30°10'05", a chord bearing of S42052'25"W, and a chord length of 126,21 feet, along the
boundary of Caven Ridge Estates Subdivision to a 5/8 inch rebar,
Thence S57°51'54"W, 140.06 feet along the boundary of Caven Ridge Estates Subdivision to a
5/8 inch rebar,-
Thence
ebar;Thence 272.04 feet on a non -tangent curve to the left, concave Southeast, having a radius of
457.50 feet, a central angle of 34"04'09", a chord bearing of 540"44'56"W, and a chord length of
268.05 feet, along the boundary of Caven Ridge Estates Subdivision to a 5/8 inch rebar;
Thence S24a34'17"W, 20.66 feet along the boundary of Caven Ridge Estates Subdivision to the
boundary of Parcel "TICS" (Special Warranty Deed Instrument No. 1.13100373 and Warranty
Deed Instrument No. 2016-120082, records of Ada County, Idaho);
Thence S21°10'33"W, 54.18 feet along the boundary of Parcel "TIC 5";
Thence N23°24'15"W, 1.61 feet along the boundary of Parcel "TIC 5";
Thence N66"15'13"W, 89.20 feet along the boundary of Parcel "TIC 5";
Thence S72°28'28"W, 27.67 feet along the boundary of Parcel "TIC 5";
Thence N61`17'30"W, 50.00 feet along the boundary of Parcel "TIC 5";
Thence N15"03'28"W, 27.67 feet along the boundary of Parcel "TIC 5'';
Thence N26°38'52"E, 50.16 feet along the boundary of Parcel "TIC 5";
Thence N75°03'31"E, 28.94 feet along the boundary of Parcel "TIC 5";
Thence N28°42'30"E, 43.06 feet along the boundary of Parcel "TIC 5';
Thence 124.44 feet on a curve to the right, having a radius of 425.00 feet, a central angle of
16°46'33", a chord bearing of N37°05'47"E, and a chord length of 123.99 feet, along the
boundary of Parcel "TIC 5";
Thence N43°48'48"W, 110.00 feet along the boundary of Parcel "TIC 5";
Thence N45°37'37"E, 60.54 feet along the boundary of Parcel "TIC 5";
Thence N37°37'55"E, 47.89 feet along the boundary of Parcel "TIC 5";
Page 2 of 3
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Caven Ridge Estates East — MDA, PP H-2017-0020 PAGE 30
J lJ-B I
J•U•8 ENGINEERS, INC.
Preliminary Plat continued...
EXHIBIT A
1-U-BCONIPliNIES I GRUUPBN NSP GATEWAY
Thence N72°47'40"W, 81.99 feet along the boundary of Parcel "TIC 5";
Thence N78°17'17"W, 69.15 feet along the boundary of Parcel "TIC 5";
Thence N71"16'52"W, 92.48 feet along the boundary of Parcel "TIC 5";
Thence N63'55'29"W, 250.21 feet along the boundary of Parcel "TIC 5";
Thence 518'09'01"W, 80.37 feet along the boundary of Parcel'?IC 5";
Thence S06"40'03"E;, 27.19 feet along the boundary of Parcel "TIC 5";
Thence 586'45'46"W, 130.96 feet along the boundary of Parcel "TIC 5";
Thence N76021'04"W, 50.81 feet along the boundary of Parcel "TIC 5";
Thence N86°01'49"W, 189.46 feet along the boundary of Parcel "TIC 5" to the east right-of-way
line of South Meridian Road (Hwy 69);
Thence NO2056'31"W, 98.59 feet along the east right-of-way line of South Meridian Road (Hwy
69);
Thence No0'25'44"E, 639.67 feet along the east right-of-way line of South Meridian Road (Hwy
69) to the POINT OF 0EGINNING.
The above-described parcel contains 14.49 acres, more or less.
1 334
Jr,,,/`
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Caven Ridge Estates East — MDA, PP H-2017-0020 PAGE 31
EXHIBIT A
ter 2
ICaven Ride Estates West - NW4 S30 T3N Ri E 15/1912017 I Scale: 1 inch= 200 feet File:
Acres, Closure: n21.21'10e 0.01 (t, (1/551367), Perimeter -4737 I
01 s44.0828e 314.59
21 Rt, r=425.00, delta=016.4633, chord=07.0547e 123.99
02 s57.3152e 69.47
22 n43,4848w 110
03 s70.5516e 1146-43
23 n45.3737e 60.54
04 s19,0444w 49.91
24 n37.3755e 47.89
05 00.5940w 20.06
2$ n72.474ow 81,99
06 s19.0148w 94
07
26 n78,1717w 69,15`
27 92.48
,*
s21.3041w 56.05
08 Rt, r=242,50, delta=030,1005, chord -&42.5225w 126.21
n71.1652w
28 n63,5529w 250.21
09 957,5154w 140.06
29 sl 8.0901w 80,37
10 6l, r=457,50, della=034.0409, chord=s40.4456w 258.05
30 06,4003o 27.19
11 s24.3417w 20.66
31 s86,4546w 130,96
-r
4
12 s21.1033w 54.18
32 n76.2104w 50.81
to -
j
13
13 n23,2415w 1.61
33 n86.0149w 189.46
1
14 n66.151 3w 89.2
34 n02.5631w 98.59
�'� ��!
15 872.2828w 27.67
n6l. 1 730w 50
35 n00.2544e 639,07
j 4F
nt5.0328w 277.67
17
H�EL
18 n28,3852e 50.16
19 n75.0331 o 28,94
20 n28.4230o 43.06
Caven Ridge Estates East- MDA, PP H-2017-0020 PAGE 32
EXHIBIT A
JU•B J U BCOMPAN IFS
J•U,B ENGINEERS, INC.
Caven Ridge East
Preliminary Plat
Boundary Description
Project Number 10-16-141 February 14, 2017
THE QATCITAY
IANGDo" ; MAPPING
GR0 P INC,
A parcel of land situated in the west half of Section 30, Township 3 North, Range 1 East, Boise Meridian,
City of Meridian, Ada County, Idaho, and being more particularly described as follows,
Beginning at the center quarter -section corner of Section 30, Township 3 North, Range 1 East, Boise
Meridian;
Thence S89°44'39"W, 1323.00 feet along the south line of the northwest quarter of Section 30
and the north line of Reflection Ridge Subdivisions No. 3 & 5 (Book 108 of Plats at Pages 15152
through 15156 and Book 110 of Plats at Pages 15760 through 15764, records of Ada County,
Idaho) to the center -west sixteenth -section corner of Section 30;
Thence S00°00'07"W, 25.00 feet along the east line of the northwest quarter of the southwest
quarter and the boundary of Reflection Ridge Subdivision No, 5;
Thence 589°43'33"W, 1074.00 feet parallel with and 25.00 feet from the south line of the
northwest quarter to the east right -of --way line of South Meridian Road (Hwy 69);
Thence N00°32'42"E, 25.00 feet along the east right-of-way line of South Meridian Road (Hwy
69) to the southwest corner of Parcel "TIC 5" (Special Warranty Deed Instrument No. 113100373
and Warranty Deed Instrument No, 2016-120082, records of Ada County, Idaho);
Thence N89°39'47"E, 639.51 feet along the boundary of Parcel 'TIC 5';
Thence N00°02'38"W,188,40 feet along the boundary of Parcel "TICS';
Thence N00°60'33"W, 204.82 feet along the boundary of Parcel 'TIC 5";
Thence 201.87 feet on a curve to the right, having a radius of 357.50 feet, a central angle of
32°21'09", a chord bearing of N16°10'02"E, and a chord length of 199.19 feet, along the
boundary of Parcel "TIC 5";
Thence N32°05'14"E, 50.42 feet along the boundary of Parcel "TIC 5';
Thence N76°38'15"E, 1.28 feet along the boundary of Parcel "TIC 5" to /� \ S iU `
the boundary of Caven Ridge Estates Subdivision No. 1(Book 111 of
Plats at Pages 15947 through 15951, records of Ada County, Idaho);
Page 1 of 4 ��� S 2�
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Caven Ridge Estates East— MDA, PP H-2017-0020 PAGE 33
EXHIBIT A
JU-r/ W-0 CONAVANIES d i,ANUIDoN MAPPING
CR0 INC.
J•U•e ENGINEERS, INC.
Preliminary Plat continued...
Thence N58°04'22"E, 110.63 feet along the boundary of Caven Ridge Estates Subdivision No. 1
to a 5/8 inch rebar;
Thence N64°37'21"E, 286.47 feet along the boundary of Caven Ridge Estates Subdivision No. 1
to a 5/8 inch rebar;
Thence N22'38'40"W, 63.39 feet along the boundary of Caven Ridge Estates Subdivision No. 1 to
a 5/8 inch rebar;
Thence N05°22'31"W, 53.87 feet along the boundary of Caven Ridge Estates Subdivision No.1 to
a 5/8 inch rebar;
Thence N19°32'14"E, 129.25 feet along the boundary of Caven Ridge Estates Subdivision No.1
to a 5/8 inch rebar;
Thence 56.73 feet on a non -tangent curve to the left, concave northerly, having a radius of
628.00 feet, a central angle of 05°10'33", a chord bearing of 569°47'47"E, and a chord length of
56.71 feet, along the boundary of Caven Ridge Estates Subdivision No.1 to a 5/8 inch rebar;
Thence N17°25'30"E, 56.00 feet along the boundary of Caven Ridge Estates Subdivision No.1 to
a 5/8 inch rebar;
Thence 13.87 feet on a non -tangent curve to the right, concave northerly, having a radius of
572.00 feet, a central angle of 01°23'20", a chord bearing of N71"40'17"W, and a chord length of
13.86 feet, along the boundary of Caven Ridge Estates Subdivision No.1 to a 5/8 inch rebar;
Thence N18"56'07"E, 195.05 feet along the boundary of Caven Ridge Estates Subdivision No. 1
to the center line of the Ridenbaugh Canal and the boundary of Silverwater Subdivision No. 2
(Book 110 of Plats at Pages 15649 through 15652, records of Ada County, Idaho);
Thence 559°42'58"E, 143.69 feet along the center line of the Ridenbaugh Canal and boundary of
Silverwater Subdivision No. 2;
Thence S65°00'16"E, 398.40 feet along the center line of the Ridenbaugh Canal and boundary of
Silverwater Subdivision No. 2;
Thence 21,63 feet on a curve to the right, having a radius of 250.00 feet, t]1 LANp
a central angle of 04°57'30", a chord bearing ofS62°31'31"E, and a 'rt'pe�
chord length of 21.63 feet, along the center line of the Ridenbaugh
of
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Caven Ridge Estates East— MDA, PP H-2017-0020 PAGE 34
J'U'
J -U-13 ENGINEERS, INC.
Preliminary Plat continued...
EXHIBIT A
THE GATEWAY
tJ BCOMPANIES I GRGUPGH MAIxcPPING
Canal and boundary of Silverwater Subdivision No. 2 to the east line of the northwest quarter of
Section 30;
Thence S00°07'13"E, 1115.15 feet along the east line of the northwest quarter and the boundary
of Reflection Ridge Subdivision No. 3 to the POINT OF BEGINNING.
The above-described parcel contains 32.59 acres, more or less.
� `t
i41 S l
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Caven Ridge Estates East — MDA, PP H-2017-0020 PAGE 35
EXHIBIT A
Caven Ridge Estates East — MDA, PP H-2017-0020 PAGE 36
PRELIMINARY PLAT FOR
CAVEN RIDGE ESTATES EAST SUBDIVISION
SITUATED IN THE WEST HALF OF SECTION 30,
TOWNSHIP 3 NORTH, RANGE 1 EAST, BOISE MERIDIAN,
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Caven Ridge Estates East — MDA, PP H-2017-0020 PAGE 36
EXHIBIT A
D. Required Findings from Unified Development Code
1. PRELIMINARY PLAT:
In consideration of a preliminary plat, combined preliminary and final plat, or short plat, the
decision-making body shall make the following findings:
a. The plat is in conformance with the Comprehensive Plan;
The City Council finds that the proposed plat is in substantial compliance with the adopted
Comprehensive Plan in regard to transportation and circulation. Please see Comprehensive
Plan Policies and Goals, Section VII, of the Staff Report for more information.
b. Public services are available or can be made available and are adequate to
accommodate the proposed development;
The City Council finds that public services will be provided to the subject property upon
development. (See Exhibit of the Staff Report for more information fi om public service
providers)
c. The plat is in conformance with scheduled public improvements in accord with the
City's capital improvement program;
Because City water and sewer and any other utilities will be provided by the developer at
their own cost, the City Council finds that the subdivision will not require the expenditure of
capital improvement funds.
d. There is public financial capability of supporting services for the proposed
development;
The City Council finds there is public financial capability of supporting services for the
proposed development based on comments provided by public service providers (i.e., Police,
Fire, ACRD, etc.) (see Exhibit B for more detail).
e. The development will not be detrimental to the public health, safety or general welfare;
and
The City Council is not aware of any health, safety, or environmental problems associated
with the platting of this property. ACHD considers road safety issues in their analysis. The
City Council finds the proposed development will not be detrimental to the public health,
safety or general welfare.
f. The development preserves significant natural, scenic or historic features.
The City Council is unaware of any significant natural, scenic or historic features that exist
on this site.
Caven Ridge Estates East— MDA, PP H-2017-0020 PAGE 37