Tree Farm AZ
ADA COUNTY RECORDER J. DAVID NAVARRO
BOISE IDAHO 09/21/06 01:39 PM
DEPUTY Palli Thompson
RECORDED-REQUEST OF
City 01 Meridian
AMOUNT .00
78
1111111111111111111111111111111111111
106151218
DEVELOPMENT AGREEMENf---
PARTIES: 1.
2.
City of Meridian ("City")
Treehaven LLC and Treehaven West LLC ("Developer")
THIS DEVELOPMENT AGREEMENT ("Agreement"), is made and entered into
this 2 3~day of ~"".Fr 2006, by and between the CITY OF MERIDIAN, a municipal
corporation of the State ofIdaho ("City"), and TREEHA VEN LLC and TREEHA VEN WEST LLC
(collectively, "Developer").
1. RECITALS:
1.1. WHEREAS, Section 67-6511 A, Idaho Code, provides that cities may, by
ordinance, require or permit as a condition of re-zoning that an owner or
developer make a written commitment concerning the use or development of the
subject property; and
1.2. WHEREAS, City has exercised its statutory authority by the enactment of
Section 11-5B-3(D)(2) of the UDC (as defined below), which section authorizes
development agreements upon the annexation andlor re-zoning of land; and
1.3. WHEREAS, a certain tract ofland located in the County of Ada, City of
Meridian and described in Exhibit Al attached hereto and illustrated in Exhibit
A2 ("Property") is solely owned in law and/or equity by the individuals and
entities identified in Exhibit B attached hereto; and
1.4. WHEREAS, Developer submitted an application for annexation and zoning of
the Property requesting a designation of zoning districts C-C, C-N, R-15, R-8 and
R-2 under the UDC (which zoning districts are generally depicted on Exhibit A2)
and generally describing how the Property will be developed and what
improvements will be made, as generally depicted on the February 23,2006
Concept Plan attached hereto as Exhibit C); and
1.5. WHEREAS, Developer made representations at the public hearings before both
the Meridian Planning & Zoning Commission and the Meridian City Council as to
how the Property will be developed and what improvements will be made; and
1.6. WHEREAS, the record ofthe proceedings for the requested annexation and
zoning designation of the Property that were held before the Planning & Zoning
Commission and the City Council include responses of government subdivisions
providing services within the City of Meridian planning jurisdiction and further
testimony and comment; and
1.7. WHEREAS, on June 27, 2006, the City Council approved certain Findings of
Fact and Conclusions of Law and Decision and Order ("Order"), attached hereto
DEVELOPMENT AGREEMENT-THE TREE FARM
Page 1 of 78
as Exhibit D, whereby the City annexed and zoned the Property in accordance
with Developer's application, as amended at the public hearings (which zoning
districts are generally depicted on Exhibit A2); and
1.8. WHEREAS, Developer deems it to be in its best interest to be able to enter into
this Agreement and acknowledges that this Agreement is entered into voluntarily
and at its urging and request; and
1.9. WHEREAS, City requires Developer to enter into a development agreement to
ensure the Property is developed and subsequently used in accordance with the
terms and conditions of this Agreement, which terms and conditions were
established as a result of evidence received by the City in the proceedings for
zoning designation from government subdivisions providing services within the
planning jurisdiction and from affected property owners, and to ensure the zoning
designation is in accordance with the Comprehensive Plan of the City of Meridian
adopted August 6,2002, Resolution No. 02-382 ("Comprehensive Plan"), and the
Unified Development Code of the City of Meridian, effective September 15, 2005
("UDC").
NOW, THEREFORE, in consideration of the covenants and conditions set forth herein, the
parties agree as follows:
2. INCORPORATION OF RECITALS: That the above recitals are contractual and
binding and are incorporated herein as if set forth in full.
3. DEFINITIONS: For all purposes of this Agreement the following words, terms and
phrases herein contained in this section shall be 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 corporation and government subdivision of the State of Idaho,
organized and existing by virtue of law of the State of Idaho, whose address is 33
East Idaho Avenue, Meridian, Idaho 83642.
3.2. DEVELOPER: means and refers to Treehaven LLC and Treehaven West LLC,
whose address is 2242 East Riverwalk Street, Suite 200, Boise, Idaho 83706, the
party developing the Property and shall include any subsequent developer(s) of the
Property.
3.3. PROPERTY: means and refers to that certain real estate located in the County of
Ada, City of Meridian, described and illustrated in Exhibit A, and owned by the
individuals and entities identified in Exhibit B.
DEVELOPMENT AGREEMENT-THE TREE FARM
Page 2 of 78
4. USES PERMITTED BY THIS AGREEMENT: This Agreement shall vest the right to
develop the Property in accordance with the terms and conditions of this Agreement. The
uses allowed pursuant to this Agreement are only those uses (1) allowed under the UDC
as it exists on the date of this Agreement, which uses may be expanded but not limited by
any future amendment to the UDC, or (2) currently existing on the Property (including the
existing residential homes and related improvements and the existing nursery or urban
farm).
5. CONDITIONS GOVERNING DEVELOPMENT OF PROPERTY: Developer shall
develop the Property in accordance with the following special conditions. This list of
special conditions is intended to include all conditions and requirements applicable to the
Property as a condition of annexation and zoning.
5.1. All future development of the Property shall be constructed in accordance with the
UDC as it exists on the date of this Agreement; provided, however, that uses may
be expanded but not limited by any future amendment to the UDC, and the
existing tree farm (nursery) may continue to operate as it presently exists on the
Property, including all existing structures and access points.
5.2. Developer will develop the Property generally in accordance with the Concept
Plan, at Exhibit C, unless otherwise modified by this Agreement. The parties
acknowledge that the designation of land uses on the Concept Plan is conceptual
and is subject to change as necessary to respond to market conditions, site
conditions, and other development considerations. Notwithstanding any land use
designation shown on the Concept Plan, any parcel may be developed, improved
and used as is allowed by the underlying approved zoning for such parcel.
Specifically, Developer may develop the Property at density levels consistent with
the approved zoning.
5.3. Developer is responsible for all costs associated with the on-site extension of
sewer and water service. Sewer service to the Property shall be delivered via
gravity means to the Black Cat Trunk. No interim or temporary lift stations are
allowed unless approved by the City at the time of final plat.
5.4. Any existing domestic wells and/or septic systems within this project will be
removed from their domestic service, per Meridian City Code Section 5-7-517,
when services are available from the City of Meridian. Wells may be used for
non-domestic purposes such as landscape irrigation.
5.5. Prior to the issuance of any new building permit beyond the number of building
permits presently allowed, the Property will be subdivided in accordance with the
UDC.
5.6. Once a final plat is recorded on the Property, no direct lot access to Chinden
Boulevard will be allowed for that portion platted, except as otherwise shown on
DEVELOPMENT AGREEMENT-THE TREE FARM
Page 3 of 78
the plat. Access to the site from Chinden Boulevard will be restricted to the
section lines and half-mile between sections only, as shown on the Concept Plan,
unless otherwise modified by this Agreement. The two future access points to the
Property from Chinden Boulevard shall be constructed as public streets in
accordance with the adopted North Meridian Auto Circulation Map in the
Comprehensive Plan and in alignment with the existing or approved public streets
on the south side of Chinden Boulevard.
5.7. At such time as final plats for parcels adjacent to Black Cat Road are proposed,
access to Black Cat Road extended shall be subject to approval by the City and
Ada County Highway District.
5.8. When the Property develops adjacent to the following parcels, as indicated by
their current Ada County tax parcel number and generally shown on the map
included as Exhibit E, Developer will provide public street access to that parcel:
(1) Martom Group LLC, Parcel No. S0421346600; (2) Schwenkfelder, Parcel No.
S0421428100; and (3) Henkel, Parcel No. R9323930190. Developer's
commitments with respect to Basco Lane and access to properties to the north are
included in the Addendum to Development Agreement, attached hereto as Exhibit
;E. Additional stub streets may be required as part of preliminary plat approval,
except to the north.
5.9. Developer shall construct all landscape buffers and land use buffers in accordance
with the UDC provisions in effect at the time of development.
5.10. This Agreement and the commitments of Developer herein shall be binding on
Developer's successors, heirs and assigns, as set forth more fully in Section 19.
5.11. The foregoing conditions are intended to represent a comprehensive list of all
requirements to be placed upon Developer with respect to development of the
Property and supercede all prior written or verbal agreements or
recommendations, including City staff s recommended terms for inclusion in a
development agreement listed in the Staff Report referenced in and attached to the
Order.
6. COMPLIANCE PERIODICONSENT TO REZONE: This Agreement and the
commitments contained herein shall be terminated, and the zoning designation reversed,
upon the failure of Developer or Developers' heirs, successors, or assigns, to comply with
Section 5 herein, entitled "Conditions Governing Development of Property," within two
(2) years after the effective date of this Agreement and after City has complied with the
notice and hearing procedures in Section 67-6509, Idaho Code, or any subsequent
amendments or recodifications thereof.
DEVELOPMENT AGREEMENT-THE TREE FARM
Page 4 of 78
7. CONSENT TO DE-ANNEXATION AND REVERSAL OF ZONING
DESIGNATION: Developer consents, upon default of this Agreement, to the reversal of
the zoning designation ofthe Property subject to and conditioned upon the following
condition precedent:
7.1. City will provide written notice of any failure to comply with this Agreement to
Developer and Developer fails to cure such failure within six (6) months of such
notice.
8. INSPECTION: Developer shall, immediately upon completion of any portion or the
entirety of said development of the Property as required by this Agreement or by City
ordinance or policy, notify the City Engineer and request the City Engineer's inspections
and written approval of such completed improvements or portion thereof in accordance
with the terms and conditions of this Agreement and all other City ordinances that apply
to said development.
9. DEFAULT:
9.1. In the event Developer or Developer's heirs, successors, or assigns, or any other
person acquiring an interest in the Property, fails to comply with all of the terms
and conditions included in this Agreement in connection with a portion or all of
the Property, then City may modify or terminate this Agreement against the
offending portion of Property in compliance with the requirements of the UDC.
9.2. A waiver by City of any default by Developer of anyone or more of the terms or
conditions in this Agreement shall apply solely to the breach or breaches waived
and shall neither bar any other rights or remedies of City nor apply to any
subsequent breach of any such or other terms and conditions.
10. REQUIREMENT FOR RECORDATION: City shall record either this Agreement or a
memorandum of this Agreement, including all ofthe Exhibits, at Developer's cost, and
submit proof of such recording to Developer, prior to the third reading of the ordinance in
connection with the re-zoning of the Property by the City Council. If for any reason after
such recordation, the City Council fails to adopt the ordinance in connection with the
annexation and zoning ofthe Property contemplated hereby, then City shall execute and
record an appropriate instrument of release of this Agreement.
11. ZONING: City shall, following recordation ofthe duly approved Agreement, enact a
valid and binding ordinance zoning the Property as specified herein.
12. REMEDIES: This Agreement shall be enforceable in any court of competent
jurisdiction by either City or Developer, or by any successor or successors in title or by
the assigns ofthe parties hereto. Enforcement may be sought by an appropriate action at
law or in equity to secure the specific performance of the covenants, agreements,
conditions, and obligations contained herein.
DEVELOPMENT AGREEMENT-THE TREE FARM
Page 5 of 78
12.1. In the event of a material breach ofthis Agreement, the parties agree that City and
Developer shall have thirty (30) days after delivery of notice of said breach to
correct the same prior to the non-breaching party's seeking of any remedy
provided for herein; provided, however, that in the case of any such default which
cannot with diligence be cured within such thirty (30) day period, if the defaulting
party shall commence to cure the same within such thirty (30) day period and
thereafter shall prosecute the curing of same with diligence and continuity, then
the time allowed to cure such failure may be extended for such period as may be
necessary to complete the curing of the same with diligence and continuity.
12.2. In the event the performance of any covenant to be performed hereunder by either
City or Developer is delayed for causes which are beyond the reasonable control
of the party responsible for such performance, which shall include, without
limitation, acts of civil disobedience, strikes or similar causes, the time for such
performance shall be extended by the amount oftime of such delay.
13. SURETY OF PERFORMANCE: City may also require surety bonds, irrevocable
letters of credit, cash deposits, certified check or negotiable bonds, as allowed under the
UDC, to insure the installation of the improvements, which Developer agrees to provide
if required by City.
14. CERTIFICATE OF OCCUPANCY: Developer agrees that no Certificates of
Occupancy will be issued until all improvements are completed, unless City and
Developer have entered into an addendum agreement stating when the improvements will
be completed in a phased development; and, in any event, no Certificates of Occupancy
shall be issued in any phase in which the improvements have not been installed,
completed, and accepted by City.
15. ABIDE BY ALL CITY ORDINANCES: Developer and Developer's assigns, heirs,
and successors will abide by all ordinances of the City of Meridian, unless otherwise
provided in this Agreement, and the Property shall be subject to de-annexation if
Developer or Developer's assigns, heirs, or successors do not abide by such ordinances or
meet the conditions contained in the Order or this Agreement.
16. NOTICES: Any notice desired by the parties and/or required by this Agreement shall be
deemed delivered if and when personally delivered or three (3) days after deposit in the
United States Mail, registered or certified mail, postage prepaid, return receipt requested,
addressed as follows:
CITY:
City Engineer
City of Meridian
33 East Idaho Avenue
Meridian, Idaho 83642
DEVELOPER:
Treehaven LLC and Treehaven West LLC
2242 East Riverwalk Street, Suite 200
Boise, Idaho 83706
DEVELOPMENT AGREEMENT-THE TREE FARM
Page 6 of78
with copy to:
City Clerk
City of Meridian
33 East Idaho Avenue
Meridian, Idaho 83642
with copy to:
L. Edward Miller
Givens Pursley LLP
P.O. Box 2720
Boise, Idaho 83701
16.1. A party shall have the right to change its address by delivering to the other party a
written notification thereof in accordance with the requirements of this section.
17. ATTORNEY FEES: Should any litigation be commenced between the parties hereto
concerning this Agreement, the prevailing party shall be entitled, in addition to any other
relief as may be granted, to court costs and reasonable attorney's fees as determined by a
Court of competent jurisdiction. This provision shall be deemed to be a separate contract
between the parties and shall survive any default, termination or forfeiture of this
Agreement.
18. TIME IS OF THE ESSENCE: The parties hereto acknowledge and agree that time is
strictly of the essence with respect to each and every term, condition and provision
hereof, and that the failure to timely perform any of the obligations hereunder shall
constitute a breach of and a default under this Agreement by the other party so failing to
perform.
19. BINDING UPON SUCCESSORS: This Agreement shall be binding upon and inure to
the benefit of the parties' respective heirs, successors, assigns and personal
representatives, including City's corporate authorities and successors in office. This
Agreement shall be binding on Developer and each subsequent owner and any other
person acquiring an interest in the Property. Nothing herein shall in any way prevent sale
or alienation of the Property, or portions thereof, except that any sale or alienation shall
be subject to the provisions hereof and any successor owner or owners shall be both
benefited and bound by the conditions and restrictions herein expressed. City agrees,
upon written request of Developer, to execute appropriate and recordable evidence of
termination of this Agreement if City, in its sole and reasonable discretion, determines
that Developer has fully performed its obligations under this Agreement.
20. DUTY TO ACT REASONABLY. Unless otherwise expressly provided, each party
shall act reasonably in giving any consent, approval, or taking any other action under this
Agreement.
21. COOPERATION OF THE PARTIES. In the event of any legal or equitable action or
other proceeding instituted by any third party (including a governmental entity or official)
challenging the validity of any provision of this Agreement, the parties hereby agree to
cooperate in defending such action or proceeding.
DEVELOPMENT AGREEMENT - THE TREE FARM
Page 7 of 78
22. INVALID PROVISION: If any provision of this Agreement is held not valid by a court
of competent jurisdiction, then such provision shall be deemed to be excised from this
Agreement and the invalidity thereof shall not affect any of the other provisions contained
herein.
23. FINAL AGREEMENT: This Agreement sets forth all promises, inducements,
agreements, conditions and understandings between City and Developer relative to the
subject matter hereof, and there are no promises, agreements, conditions or
understandings, either oral or written, express or implied, between City and Developer,
other than as are stated herein. All Exhibits referenced herein are incorporated in this
Agreement as if set forth in full including all text information in the Exhibits. Except as
herein otherwise provided, no subsequent alteration, amendment, change or addition to
this Agreement shall be binding upon the parties hereto unless reduced to writing and
signed by them or their successors in interest or their assigns, and pursuant, with respect
to City, to a duly adopted ordinance or resolution of City.
23.1. No condition governing the uses andlor conditions governing re-zoning of the
Property herein provided for can be modified or amended without the approval of
the City Council after the City has conducted public hearing(s) in accordance with
the notice provisions provided for a zoning designation andlor amendment in
force at the time of the proposed amendment.
24. EFFECTIVE DATE OF AGREEMENT: This Agreement shall be effective on the date
the City Council shall adopt the amendment to the UDC in connection with the
annexation and zoning of the Property and execution of the Mayor and City Clerk.
DEVELOPMENT AGREEMENT-THE TREE FARM
Page 8 of 78
IN WITNESS WHEREOF, the parties have herein executed this agreement and made it effective as
herein above provided.
DEVELOPER
Treehaven, LLC, an Idaho limited liability company
G?A{ -r; zj~
By: Peter S. O'Neill, Manager
TreeHaven West, LLC, an Idaho limited liability company
e%~_O~
By: Peter S. O'Neill, Manager
CITY OF MERIDIAN
~g L
~-~"'. C/j~_
);Ir.'~ ole Wecrd --,
"'~\~",, . ,t fd.~iY{~/~
'- (J'/ ,-f( ~./!J. V --:;~ ).,., /J .
" ~;J J'r'~1Y7f a" I l.-'tPif;Tl-ed--
<<'11;'" (" i~ ) ;;
D)(....'>.......J ;;
~ 7 ~-
::. Ctkro .,,(~,/ / n g
-;. ;:,. rfl ',/' '1l:' .....
~ ~J "71'~':,/ ". -2
~ ~ '_._""~,,~ ()'~ ,.c:-
// -7 f":\n.,) \:' '\, .
,',' ~Vll.)\'ftr--{'" , \,>'::-- '
CONSENT BY PROPERTY oWNitaSI/f/lIlI ",',i\\\"
~
MDC, LLC
By: Doug Carnahan, President
As owners of the affected Property, we hereby consent to this Development Agreement
between the City and the Developer.
(0--
~-
Ch~ er Properties, L~
By. JoAnn Eggers, Member
\)vyL
~
Wr;-DuJ
Doug Carnahan, individual property owner
Treehaven, LLC
By: Peter S. O'Neill, Manager
DEVELOPMENT AGREEMENT - THE TREEFARM
Page 9 of 78
STATE OF IDAHO, )
) ss:
County of Ada, )
On this ~ day of IruIJr\A 9.-\- 2006, before me, the undersigned, a Notary Public in and
for said State, personally appeared pe~n behalf of Treehaven, LLC, known or identified to me to be
the Manager of said limited liability corporation, who executed the instrument on behalf of said limited liability
corporation, and acknowledged to me that he executed the same,
IN WITNESS WHEREOF, I have hereunto set my hand and affixed my official seal the day and
year in this certificarttJitr6!'3.btwr. written.
'\.'\.'\.'\.~A~'BR 0-1 ""~
.... <1-"'9 "'''''~''." <t '" ~'..
~ ""~- 0.0 _"Qv r ":r.
$'.4 _. \
:: ,,~"'~ 0 T AJ? t_... 0;.
... e).. .r.....
A . . _
.. fI __.__ . III
: : : :
'; ~ PhB'\C: ::
.. . U)....l . ..
t U': ... .. 0 I
.. ./> .. .. 4~' ..
....... "')' ......... ~'~ ......
"'" 11 OF \\) ..........
STATE OF IDAH~.I:,'uJ'"u,','
) ss:
(SEAL)
~~
Resldmg at: ~ f
My Commission xpires: 03/ /D 1'20 II
f I
County of Ada, )
On this ~ day of AvtfAII.. r -I- 2006, before me, the undersigned, a Notary Public in and
for said State, personally appeared Pe~n behalf.of Treehaven West, LLC, known or identified to
me to be the Manager of said limited liability corporation, who executed the instrument on behalf of said limited
liability corporation, and acknowledged to me that he executed the same.
IN WITNESS WHEREOF, I have hereunto set my hand and affixed my official seal the day and
year in this certificate f~,u~~~J:itten.
........ ~ -CR 0-1 p.#"""
...... <L~ ...."..... ~\<<~. ""..
~ '" ~~ .. Og r ~
~. e. ~
: l -1,OT AJ? L- to. ~
__ ii'\..... ..,....
:: : -..... : :
,.. . . aJ!I
~ ~ C:::
-;. ". PUB\..\ .' :::
~ <p 0.0 ..- C $
.. ./>. .. ~~. ..
.... -1 ....... ,...,~....
........,/S. 0 F \\) ........'\...
STATE OF IDAHO ..,........",..
) ss:
)
On this \2"""'"' day of ~ \--Lv- 2006, before me, a Notary Public,
personally appeared Tammy de Weerd and Wi1l~ or identified to me to be the Mayor and
Clerk, respectively, of the City of Meridian, who executed the instrument or the person that executed the
instrument of behalf of said City, and acknowledged to me that such City executed the same.
........
..-'tARA. II....
.- --~----~~-.
_. ,/' II 0 ';", ~.~
· , , ~:.., 4\.f!!>..
(SEAl# :' -.p"_~
. , _'L-....
etI.l' ....... :z.
:::.~ : :
"....:.~' " .
. , , .
- 'I: '.
..C?~._~~-----' .-
~ln4-irn ..
DEVELO~A~REEMENT-THETREEFARM
(SEAL)
County of Ada
~~
Residing at: f?a ~ , 1.
My Commission Expires: ().~ I to /2.0 t I
I ,
l k ~^j) 0..0
Notary pUbli.tlor Idaho
Residing at: ()J clu.1l ~ I \ D
Commission expires: ,r, -1 I-l \
Page 10 of 78
STATE OF IDAHO, )
) ss:
County of Ada, )
On this~ day of ~ 2006, before me, the undersigned, a Notary Public in and
for said State, personal1y appeared J oAnn gers, on behalf of Chester Properties, LLC, known or Identtfled to
me to be the Member of said limited liability corporation, who executed the instrument on behalf of said limited
liability corporation, and acknowledged to me that he executed the same.
(SEAL)
c~\)~
Notary Public for Idaho
Residing at:~ O~~~
My Commission Expires:
County of Ada,
On this a.'4 day of ~s.\- 2006, before me, the undersigned, a Notary Public in and
for said State, personally appeared Doug Carnahan, on behalf of MDC, LLC, known or identified to me to be the
President of said limited liability corporation, who executed the instrument on behalf of said limited liability
corporation, and acknowledged to me that he executed the same.
County of Ada,
On this~ day of ~ 2006, before me, the undersigned, a Notary Public in and
for said State, personally appeared Doug Carnahan, an individual, known or identified to me to be such
individual, who executed the instrument.
(SEAL)
r~v~
Notary Public for Id ho
Residing at: ~
My Commission Expires:
DEVELOPMENT AGREEMENT-THE TREE FARM
Page 11 of78
Exhibit AI:
Exhibit A2:
Exhibit B:
Exhibit C:
Exhibit D:
Exhibit E:
Exhibit F:
INDEX TO EXHIBITS
Legal Description and Map of Property
Zoning Map of Property
Owners of Property by Parcel Number
Concept Plan
City Council Findings of Fact, Conclusions of Law and Decision and Order
Map of Adjacent Property
Addendum to Development Agreement
DEVELOPMENT AGREEMENT-THE TREE FARM
Page 12 of78
EXHIBIT At
DEVELOPMENT AGREEMENT-THE TREE FARM
Legal Description and Map of Property
EXHIBIT At (LEGAL DESCRIPTION AND MAP OF PROPERTY)
DEVELOPMENT AGREEMENT-THE TREE FARM
Page 13 of78
,
EXHIBIT A
ANNEXATION
ASCi ~ o~;, .
Anderson Survey G;DUP.~~':~
A parcel of land situated In Section 22, Township 4 North, Range 1 West of the Boise
Meridian, Ada County, Idaho, being more partIcularly described as follow:
Commencing al the Southeast corner of said Section 22, said point being marked by an
aluminum cap, thence along the South line of said SecUon 22, North 89017'39" West,
1293.61 feet to the True Point of Beginning: thence continuing along South Line of said
Bectlon 22, North 89017'39" West a distance of 1353,62 feet; thence continuing North
89017'09" West a distance of 2647.16 feet to the corner common to Sections 21,22,27 and
28i thence along the South line of said Secllon 21 North 89"24'46" West a distance of
1307.51 feet; thence leaving said South line North 00022'50" East a distance of 2039.08 feet
to a point on the South bank of the Phyllis Canal; Thence along said South Bank the
following (9) courses and distances: North 80"33'30" East a distance of 494.25 feet; thence
North 60040'00" East a distance of 951.83 feet; !hence South 00031 '08" West a distance of
69.65 feet; thence North 65046'04" East a distance of 851.16 feet; thence North 79037'32"
East a distance of 745.64 feet; thence South 00055'34" West a distance of 6.99 feet; Ihence
North 78"21'21" East a distance of 245.06 feet; thence South 84030'54" East a distance of
198.80 'eet; thence South 80022'45" East, 442.89 feet; thence leaving said South line South
00028'13" West a distance of 494.11 feet: thence South 89030'020 East a distance of 777.64
feet to a point being (when measured at right angles to) 330.00 feet distant from the
Westerly line of the Southeast Quarter 0' said Section 22; thence along a line being parallel
with and 330.00 feet distant from said Westerly line, North 00030'03" East a distance of
64.85 feet; thence South 42014'38" East a distance of 18.67 feet; thence South 00026'23"
West, 80.50 feet; thence South 86031'27" East a distance of 189.70 feet; thence South
47028'09" East a distance of 249.32 feet; thence North 00026'21" East a distance of 461.56
'eet to a point on the south bank of the Phyllis Canal; thence along said South bank the
following four (4) courses and distances~ South 89025'59' East a distance of 230.01 feet;
thence North 85"28'24" East a distance of 330.36 feet; thence North 73044'36" East a
distance of 467.78 feet; thence North 79058'07" East a distance of 931.30 feet to a point on
the East line of said SectIon 22; thence along said East line, South 00"28'39B West a
distance of 400.03 feel to the East one-quarter comer of said SecUon 22, said point being
marked by a brass cap; thence continuing along said East line, South 00020'09" West a
distance of 1317.57 feet to a point marked by a 5/8" rebar; thence leaving said East line,
North 89018'34" West a distance of 1291.77 feet to a point marked with a 5/8" rebar; thence
South 00025'06" Wesl a dIstance of 1316.97 feet to the Point of B8glnnlng.
EXCEPTtNG THEREFROM a parcel commencing In the Southeast corner of Section 21,
said point being marked by an aluminum cap, thence North 00016'30' East a distance of
914.93 feet to the True Point of Beginning; thence North 44"20'00" West a distance of
137,71 feet; thence North 58026'30" West a distance of 138.52 feet; thence North 83"03'00"
West a distance of 187.58 feet; thence South 81020'00B West a distance of 156.89 feet;
thence North 00033'30" East a distance of 245.48 feet; thence North 79031'OOB East a
distance of 103.70 feet; thence North 87"23'00. Easte distance of 104.89 feet, thence North
86"36'00" East a distance of 357.39 feet (folll1erly North 86032'30" East a distance of 357.98
feet); thence South 00016'30B West a distance of 495.93 feet to the Point of Be inning.
(\'1\tJ.. LAND of.
,.:,~~ !.JUTEp~
St.", '60
Q v1t\..
Ii:!
Annexation Parcel contains 358.57 acres, more or less.
L~HU SUHVEVIII~ ~EnVIC[S
$Sl E. WQUIlOWO' In.. 0 Suile f. Herldlon. ID 83611
P.208.888.1I45 0 r ~U~ ooo.nr,~
MERIDIAN PUBLIC
WORKS DEPT,
EXHIBIT At (LEGAL DESCRIPTION AND MAp OF PROPERTY)
DEVELOPMENT AGREEMENT-THE TREE FARM
Page 14 of78
..
Fl5ao"
Anderson Survey 6rollp.cOlll ' ,',
EXHIBIT A
MODIFIED PARCEL 1
ZONED R-1S
Legal DeSCription
A parcel of land situated in the South Half of Section 22, Township 4 North,
Range 1 West of the Boise Meridian, Ada County, Idaho, being more particularly
described as follow:
Commericing at the Southeast comer of said Section 22, said point being marked
by an aluminum cap, thence along the South line of said Section 22, North
89017'39" West a distance of 1418.61 feet to the True Point Of Beginning;
Thence continuing along said South line, North 89017'39' West a distance of
1278.68 feet to the Southeast comer of the Southeast Quarter of said Section 22;
thence continuing along said South line, North 89017'09" West a distance of
50.05 feet to a point; thence leaving said South line, North 00"42'51" East a
distance of 154.07 feet to point; thence along a curve to the right have a radius of
700.00 feet, an arc length of 403.37 feet and through a central angle of
31000'58", with a chord bearing of North 17013'20" East, a chord distance of
397.8'1. feet to a point of reverse curvature; thence along a curve to the left
having a redlus of 500.00 feet, an arc length of 292.41 feet,through a eantral
angle of 33030'26", with a chord bearing North 16058'36" East, a chord distance
of ,288.26 feet to a point; thence North 86059'29" East a distance of 143.11 feet to
a point of curvature; thence along a curve to the left, haVing a radius of 450.00
feet, an arc length of 514.04 feet. though a centrel angle of 65026'58", with a
chord bearing North 54016'00. East, a chord distance of 486.54 feet to.a point of
reverse curvature; thence along a curve to the right, having a radius of 800.00
feet, an art distance of 545.60 feet, through a central angle of 39"04'33", with a
chord bearing North 41004'48" East, a chord distance of 535.0.9 feet to a point;
thence North 60037'04 East a distance 01178.07 feet to a point; thence South
29022'56" East a distance 01335.65 feet; .thence North 54"16'00" East thence
South 89018 '34" East a distance of 125.00 feet; thence SoiJth 00.025'06" West a
distance of 1316..93 to the Point Of Beginning.
Said parcel contains 31.38 acres, more of less.
End description
Project No. 05132
May 25, 200.6
REVI%1~VAL
BY
./
__!_:_I-'~I_j____.;-~"-;-'_.fI'I.'
3~1 E. VOIIIIO.U In.. . Suite F. "eridlon. 10 U642
P_ 208.818.1145 .
MERIDIAN PUBLIC
WORKS DEPT.
EXHIBIT At (LEGAL DESCRIPTION AND MAP OF PROPERTY)
DEVELOPMENT AGREEMENT-THE TREE FARM
Page 15 of78
'"
ASCi
A~-d-~rs~I~-S~rvey 61 o'up,~om 0
EXHIBIT A
Legal Description
The Tree Farm Parcel1A
A parcel of land situated in the South Half of Section 22, ToWnship 4 North,
Range 1 West of the Boise Meridian, Ada County, Idaho, being more particularly
described as follow:
Commencing at the Southeast conierof said Section 22, said point being marked
by an aluminum cap, thence along the South line of said Section 22, North
89017'39" West a distance of 1293.61 feet to the True Point Of Beginning,
Thence North 89017'39' West a distance of 125.00 feet; thence North 00"25'06"
East a distance of 1316.93 feet; thence South 89018'34" East a distance of
125.00 feet; thence South 00025'06" West a distance of 1316.97 feeUo the Point
Of Beginning,.
Said parcel contains 3.78 acres, more oHess.
End description
Project No. 05132
May 25, 2006
REV1!J'V"'RoVAL
BY ""CJ ,
MERIDIAN PUBLIC
WORKS DEPT.
__'_;_I-....I_;____.:_~.._;-'-_..~
351 L Valeilner Ln,. . Sulle F. "arid Ian. 10 83U2
P.208.888..13H .
EXHIBIT At (LEGAL DESCRIPTION AND MAP OF PROPERTY)
DEVELOPMENT AGREEMENT-THE TREE FARM
Page 16 of78
"
ASCi. " .
Anderson Survey Group.com ..
EXHIBIT A.
PARCEL 2
ZONED R-2
Legal Desoription
A parcel of land slluated in Section 22, Township 4 North, Range 1 West of the Boise
Meridian, Ada County, Idaho, being more particularly described as follow:
Commencing at the Southeast comer of said Section 22, said point being marked by an
aluminum cap, thence along the South line of said Section 22, North 59017'39- West a
distance of 1293.61 feet; thence North 00'25'06" East a distance of 1316.97 feet 10 the
Truo Point Of Beginning;
Thence North 29"22'56" West a distance of 335.65 feet; thence North 60037'0" East a
distance of 218.64 feet to a point of curve; thence along a curve to the left having a
radius of 300.00 feet, an arc length of 302.88 feet and through a central angle of
57050'470, with a chord bearing North 31'41'41" East a distance of 290.18 feet to a point
of reverse curve; thence along a curve to the right having a radius of 500.00 feet, an arc
length of 335,63 feet and through a central angle of 38027'39-, with a chord bearing
North 22000'060 East a distance of 329,37 feet; thence North 41013'56" East a distance
of 517.90 feet to a point of curve; thence along a curve 10 the left having a radius, of
200.00 feet, an arc length of 182.76 feet and through a central angle of 52021'25d,-wIth a
chord bearing North 15003'13" East a distance of 176.47 feet; thence North 11007'30"
West a distance of 80.25 feet to a point on the South line of the Phyllis Canal: thence
along said South line, North 79"58'07" East a distance of 639.11 feet to a point on -the
East line of said Section 22; thence along saId East line. South 00"26'39" West a
distance of 400.03 feet to the East one-quarter comer of said Section 22, said point
being marked by a brass cap; thence continuing along said East line, South 00020'09"
West a distance of 1317.57 feet to a point marked by a 518" rebar; thence leaving said
East line, North 89018'34" West a distance of 1291.77 feet to a point marked with a 5/8"
rebar being the Point of Beginning.
Containing 38.70 acres. more or less.
End of Description
Project No. 05-132
December 14, 2005
l ^ 11 D S
I_:~---_:-. ---..:~--_-.
351 E. l!oUlIa",.' In.. . Suite r. tt.,ldil1ft. 10 83642
P.208.lBB.1345 . f.208.888.1354
EXHIBIT At (LEGAL DESCRIPTION AND MAP OF PROPERTY)
DEVELOPMENT AGREEMENT - THE TREE FARM
~~~~
, MERIO\J),N PU!yC
WOR~ OEI" ,.
Page 17 of78
EXHIBIT A
R51:i .,",..
~_~t.f.!~,:,:
..~:: 'i/:L/1r~\ t..
"..,.. l.e ''',~,.J.:; ."..
Anderson Survey Group.com ~J;:;::-i:::'
Page 1 of2
PARCEL 3
ZONED R-8
A parcel ofland situated in Section 22, Township 4 North, Range 1 West of the Boise Meridian,
Ada County, Idaho, being more particularly described as follow:
Commencing at the Southeast comer of said Section 22; thence along the South line of said
Section, South 89017'39" West a distance of 1293,61 feet; thence continuing along South Line of
said Section 22, North 89017'39" West a distance of 1353.62 feet to a point; thence continuing
North 89017'09" West a distance of 2647.16 feet to the comer common to Sections 21, 22, 27
and 28; thence along the south line of said Section 21 North 89024'46" West a distance of
1307,51 feet; thence leaving said South line North 00022' 50" East a distance of 859.78 feet to the
TRUE POINT OF BEGINNING;
Thence North 00022'46" East a distance of 1179.29 feet to a point on the South bank of the
Phyllis Canal; Thence along said South Bank the following (9) courses and distances: North
80033 '30" East a distance of 494.25 feet; thence North 60040'00" East a distance of 951.83 feet;
thence South 00031 '08" West a distance of 69.65 feet; thence North 65046'04" East a distance of
651.16 feet; thence North 79037'32" East, 87.63 feet; thence South 21019'02" East, 356.05 feet to
a point of curvature; thence along a curve to the right, having a radius of 200,00 feet, an arc
length of 96.06 feet and through a central angle of 27031 '07", with a chord bearing South
07033'29" East, a chord distance of 95.14 feet to a point; thence South 06012'05" West, 237.43
feet to a point; thence along a curve to the right, having a radius of 750.00 feet, an arc distance of
575.01 feet and through a central angle of 43055'39", with a chord bearing South 65051 '03" East,
a chord distance of 561.03 feet to a point of reverse curvature; thence along a curve to the left,
having a radius of 250,00 feet, an arc distance of 188.18 feet and through a central angle of
43007'41", with a chord bearing South 65027'04" East, a chord distance of 183.77 feet to a point;
thence South 87000'55" East, 81.62 feet to a point of curvature; thence along a curve to the left,
having a radius of 400.00 feet, an arc distance of 196.26 feet and through a central angle of
28006'46", with a chord bearing North 78055'42" East, a chord distance of 194.30 feet to a point;
thence along a curve to the right having a radius of 450.00 feet, an arc distance of 769.67 feet and
through a central angle o( 97059'50" , with a chord bearing North 41030'03" East, 679.22 feet;
thence South 89030'02" East, 777,64 feet to a point; thence North 00030'03" East, 84.85 feet to a
point; thence South 42014'38" East, 18.67 feet to a point; Thence South 00026'23" West, 80.50
feet to a point; Thence South 86031 '27" East, 189.70 feet to a point; Thence South 47028'09"
East, 249.32 feet to a point; thence North 00026'21" East, 461.56 feet to a point; Thence South
89025'59" East, 230.01 feet to a point; thence North 85028'34" East, 330.36 feet to a point;
thence North 73044'36" East, 467.78 feet to a point; Thence North 79058'07" East, 292.19 feet
to a point; thence South 11007'30" East, 80.25 feet to a point of curvature; thence along a curve
to the right, having a radius of 200.00 feet, an arc distance 182,76 feet and through a central angle
of 52021 '26", having a chord bearing South 15003' 13" West, a chord distance of 176.47 feet to a
point; thence South 41013'56" West, 517.90 feet to a point of curvature; thence along a curve to
the left, having a radius of 500.00 feet, an arc distance of 335.63 feet and through a central angle
of 38027'39", with a chord bearing South 22000'06" West, a chord distance of
-Q,
':-:,-f-_A-~'t.lI:-~->S- 'Ii ~iI>V~ f~-!yc:r;:H-;'_G >~ -'J: -'Ii--'-i-J;~i:~,:~t-;$~::~.::-'1-
357 L Wotertower Ln.. . Suite F. Meridion. 10 83642
P . 20 8 . B B B .734 5 . i:.;: ii:: r: U f; T E ii
Page 2 of2
PARCEL 3
ZONED R-8
ASq~iPJ.
Anderson Survey Group,com ;"
329.37 feet to a point of reverse curvature; thence along a curve to the right, having a
radius of 300.00 feet, an arc distance of 302.88 feet and through a central angle of
57050'41", with a chord bearing South 31 04l '41" West, a chord distance of 290.18 feet
to a point; thence South 60037'04" West, 396.71 feet to a point of curvature; thence along
a curve to the left, having a radius of 800.00 feet, an arc distance of 545.60 feet and
through a central angle of 39004'33", with a chord bearing South 41004'48" West, a
chord distance of 535,09 feet to a point of reverse curvature; thence along a curve to the
right, having a radius of 450.00 feet, an arc distance of 514.04 feet and through a central
angle of 65026'58", with a chord bearing South 54016'00" West a chord distance of
486,54 feet to a point; thence South 86059'29" West, 143.11 feet to a point; thence along
a curve to the left, having a radius of 500 feet, an arc distance of 29.99 feet and through a
central angle of 03026' 12", with a chord bearing North 01029'43" West, a chord distance
of29,99 feet to a point; thence North 03012'49" West a distance of 72.76 feet to a point
of curvature; thence along a curve to the left, having a radius of 200.00 feet, an arc
distance of 156.88 feet and through a central angle of 44056'32", with a chord bearing
North 25041 '05" West, a chord distance of 152.89 feet to a point; thence North
48009'21" West, 172,87 feet to a point of curvature; thence along a curve to the left,
having a radius of 550,00 feet, an arc length of701.23 feet and through a central angle of
73003'01", with a chord bearing North 84040'52" West, a chord distance of 654.69 feet
to a point; thence South 58047'38" West, 502.91 feet to a point of cUlvature; thenpy',Il!oIlg';:,
a curve to the right, having a radius of 1200,00 feet, and arc distance of,949;7i"f~~t,andu:
through a central angle of 45020'44", with a chord bearing South81.~~8}()O\;,;':W~$t,'a "',
chord distance of 925.12 feet to a point; thence North 7505l'?~':'W~Si;adi~taris~"cif;':,:'
618.15 feet; thence North 00016' 3 0" East a distance of~6~ .'90,':' :feet; ,thellceSbuth, "
86036'00" West a distance of 357.39 feet (formerly South8~?3i'30" ~est a,distanqe6f
357,98 feet); thence South 67023'00" West a distan.ce,:~f:l04,.8~feet;..thenc~$i:JUth
79031 '00" West a distance of 103.70 feet; thence SOl.J.th00033'30';West a A~,~tance of
245.48 feet; thence North 81020'00" East a dist~nge'of 156.89 feet; thence South ,,'
83003 '00" East a distance of 187.58 feet; thence>~6uth 58.026'39" East a distance of
138.52 feet; thence South 44020'00" East a,;~:lis~ance of 78.25 feet;:thence N"Olih
75051 '38" West, 264,25 feet; to a point of cury*t,ire; thence along a curve to the left,
having a radius of750.00 feet, an arc length of4:~1.71 feet and rhrough a central angle of
32012'58", with a chord bearing South 88001'53" West, a chord distance of 416.17 feet
to a point; thence South 7l 055 '24" West, 3522,Tfeet to a point of curvature; thence along
a curve to the right, having a radius of 509~'()O feet, an arc 'distance, of 155.06 feet and
through a central angle of 17046'08", with,achord bearing South 80048'28" West
chord distance of 154.44 feet to a point; tl1ence South 8~04l'32" West adista '<i~ LAN1)
105.04 feet to a point, the Point of Beginning.;:; ... .".. ti!~~ <;l f.jlS~E
.. ..~v,keP~V~\ .' ~ '" ""-
Said parcel containing 167.02 acres, more orless. ,BY)'}", "<:>'7314
.. .. . o\~J 5L~a
..'. . , St~~r?
.. MERIDIAN PUBLIC ./)o",'N N.. !.,,\"\)~ ,,'
'. WORKS DEPT. ,,\'
-_ X,A-.H D- S U- R-Y E -V-I: ~-G --5- Eli 'i i---i:_-~_ S--- ___
357 E. Wdtertdwer Ln.. . Suite F. Merididn, ID 83642
P.208.888.7345 . F_ZOO_B88735~
RSI:i.
..~..
Anderson Survey Group.cDIl"
EXHIBIT A
PARCEL 4
ZONED R.2
Legal Description
A parcel of land situated In Section 22, Township 4 North, Range 1 West of the Boise
Meridian, ~da County, Idaho, being more particularly described as follow:
Commencing at the Southeast comer of said Section 22, said point being marked by an
aluminum cap, thence along the South line of said Section 22, North 89017'39" West,
1293.61 feet; thence continuing along South Line of said Section 22, North 89017'39"
West a distance of 1353.62 feet; thence continuing North 89017'096 West a distance of
2647.16 feet to the comer common to Sections 21, 22, 278 and 28; thence along the
south line of saki Section 21 North 89"24'480 West a distance of 1307.51 feet; thence
leaving said South line North 00022'50" East a distance of 2039.08 feet to a point on the
South bank of the Phyllis Canal; Thenoe along said South Bank the following (9)
courses and distances: North 80033'30" East a distance of 494.25 feet; thence North
60040'00" East a distance of 951.83 feet; thence South 00031'08" West a distance of
69.65 feet; thence North 65046'04" East a distance of 651.16 feet; thence North
79037'32" East a distance of 87.63 feet to the TRUE POINT OF BEGINNING:
Thence North 79037'32" East a distance of 658.01 feet: thence South 00055'34ft West a "
distance of 6.99 feet; thence North 78021'21U East a distance of 245.06 feet;.thence
South 84030'54" East a distance of 198.80 feet: thence South 80022'45" East, 442.89
feet; thence leaving said South line South 00028'130 West, 494.11 feet to a point; thence
along a curve to the left having a radius of 450.00 feet, an arc length of 769.67 feet and
through a central angle of 97059'50-, with a chord bearing South 41030'03" West,
679.22 feet: thence along a curveto the right having a radius of 400.00 feet, an arc
length of 196.26 feet and through a central angle of 28006'48~, with a chord bearing
South 78055'42" West, a chord distance of 194,30 feet to a poInt; thence North 87"00'55"
West, a distance of 81.62 feet 10 a point of curvature; thence along a curve to the right,
having a radius of 250.00 feet, an arc distance of 186.18 feet and through a central
angle of 43007'41", with a chord bearing North 65027'04" West, a chord dIstance of
183.77 feet 10 B point of reverse curvature: thence along a curve to the left, - having a
radius of 750.00 feet, an arc distance of 575.01 feet and through a central angle of
43055'39", with a chord bearing North 65051 '030 West, a chord distance of 561.03 feet to
a point; thence North 06012'05" East, 237.43 feet to a point of curvature; thence along a
curve to the left, having a radius of 200.00 feet, an arc length of 96.06 feet and through a
central angle of 27031 'or, with a chord bearin9 North 07"33'29" West, a chord distance
of 95.14 feet to a point; thence North 21019'02 West, 356,05 feet to feet to the Point of
Beginning.
Said parcel containing 27.32 acres, more or less.
End of Description
Project No. 05132
December 14, 2005
LAHO SUA~~{rHG S~R~IC~S
351 E. IlOlOrtower In.. " SullO F. Heridlon. IB B3UZ
P.ZBUBft.1345 . F.2B8.888.1354
RE~ t!!ROVAL
BY .
EXHIBIT At (LEGAL DESCRIPTION AND MAP OF PROPERTY)
DEVELOPMENT AGREEMENT-THE TREE FARM
MERIDIAN PUBLIC
WORKS DEPT.
Page 20 of 78
Flsa.
....
Anderson Survey Group.com .
EXHIBIT A
PARCEL 5
ZONED eN
Legal Description
A parcel of land situated In the south one~half of the Northeast Quarter and in the
South Half of Section 22, Township 4 North, Range 1 West of the Boise
Meridian, Ada County, Idaho, being more particularly described as follow:
Commencing at the Southeast comer of said Section 22, said point being marked
by an aluminum cap, thence along the 'South line of said Section 22, North
69017'39" West, 2647.23 feet to the Southeast corner of the Southeast Quarter of
said Section 22; thence continuing along said South line, North 89"17'09" West,
50.05 feet to the True Point Of Beginning,
Thence continuing along said South line. North 89"17'09" West. 1243.07 feet to a
point; thence leaving said South line, North 01"59'10" East, 343.83 feet to a point
of curvature, thence atong a curve to the right, having a radius of 150.00 feet, ~n
arc distance of 221.56 feet and through a central angle of 84"37'42", with a chord .
bearing North 44018'01" East, a chord distance of 201.96 feet to a' point of
reverse CUtvature; thence along a curve to the left, having a radius of 1000.00
feet, an arc length of 470,27 feet and through a central angle of 26"56'40"; with a
chord bearing North 73"08'326 East. a chord distance of 465.95 feet to a point of
reverse curvature; thence along a curve to the right. having a radius of 500.00
feet. an arc distance of 494.38 feet and through a central angle of 56~39'05",
having a chord bearing North 87059'45" East, a chord distance of 474.48 feet to a
point; thence South 63"40'43" East. 311.09 feet to a point of curvature; thence
along a curve to the left, having a radius of 700.00 feet. an arc distance of 383.59
feet and though a central angle of 31023'49., having a chord beating South
16"24'45" West, a chord distance of 378.80 feet to a point; thence south
00"42'51" West, 154.07 feet to a point, the Point Of Beginning.
Said parcel containing 17.26 acres, more or less.
End description
Project No. 05132
Decernber14,2005
LftHD SUR~EYI!IC SER~ICES
351 E. WOlerlO1ll"r Ln.. . Sulle F. Iteridlon, 10 83UZ
P.298.88B.1345 . f. lOB.08B.US4
MERlO IAN PUBLIC
WORKS oEPi.
EXHIBIT At (LEGAL DESCRIPTION AND MAP OF PROPERTY)
DEVELOPMENT AGREEMENT-THE TREE FARM
Page 21 of78
!!!!9t.
EXHIBIT A
PARCEL 6
ZONED R-IS
Legal Description
A parcel of land situated in the south one Half of Section 22, Township 4 North. Range 1
West of the Boise Meridian, Ada County. Idaho. being more particularly described as
follow:
Commencing at the Southeast comer of said Section 22. said poinl being marked by an aluminwn
cap. thence along the South line of said Section 22, North 89017'39" West, 2647.23 feet to the
Southeast comer of the Southeast Quarter of said Section 22: thence continuing along said South
line, North 39<'17'09" West, 1293,12 feet to the Tme Point Of BeginDing,
Thence continuing along said South line, North 89017'09" West, 992.1l feet to lL point; thence
leaving said South line, along a curve to the right, having a radius of 2400.00 feet, an arc length
of 839.93 feet and through a central angle of 20"03'06", with a chord bearing North 15042'16"
East, a chord distance of 835.65 feet to a point; thence South 75051 '38" East, 16.37 feet to a point
of curvature; thence along a curve to the left, having a radius of 1200.00 feet, an arc length of
949.71 feet and tbrough a central angle of 45020'44", with a chotd bearing North 81028'00" East,
a chord distance of 925.12 feet to a point; thence North 58047'38" Eallt. 502.91 feet to a point of
curvature: thence along a curve to the right, having a radius of 550.00 feet. an arc distance of
701.23 feet and through a central angle of 73003'01", with Ii chord bearing South 84040'~2"
East, a chord distance of 654.69 feet to a point; thence South 48009'21" &st, 112.87 feet to a
point of curvature; thence along a curve to the right. having a radius of 200.00 feet. an arc length
of 156.88 feet and through a central angle of 44056'32", with Ii chord.bearing South 25041'05"
East, a chord distance of 152.89 foot to a point; thence South 03012'49" East, 72.76. feet to a point
of curvature; thence along a curve to the right. having a radius of 500.00 feet, an arc distance of
322.40 feet and through. a central angle of 36056'38", with a long chord bearing South 15015'30"
West, a chord distllDce of 316.84 feet to a point of reverse curvature, thence along a curve to the
left. having a radius of 700.00 feet, an arc distance of 19.78 feet 8Ild tbrough a central angle of
1037'09". with a chord bearing South 32055'14" West. a chord distance of 19.78 feet to a point;
thence North 63040'43" West, 311.09 feet to a point of curvature; thence aloDg a curve to the-left,
having a radius of 500.00 feet, an arc length of 494.38 feet and through a central angle of
56039'05". with II chord bearing South 87059'45" West, a chord distance of 474.48 feet to a point
of reverse curvature; thence along Ii curve to the right baving a radius of 1000.00 feet. an arc
length of 470.27 feet and through a central angle of 26056.40.... with a chord bearing South
7300S'32" West, a chord distance of 465.95 feet to a point of reverse curvature; thence along a
curve to the left, having a radius of 150.00 feet, an arc length. of 221.56 feet and through a central
angle of 84037'42", with a chord bearing South 44018'01" West, a chord distance of 201.96 feet
to a point; thence South 01 059'1 0" West, 343.83 feet to a point. the Point Of Beginning.
Said parcel containing 34.95 8CleS, more of less.
End description
Project No. 05132
December 14.2005
~-,-_...-..
_~:_. __I_i_'_~'__l-. ____
357 L liOlerlower LB.. . Sulle F, hrldioQ. to 83642
P.208.888.7345 . L ZOB.US.7354
i:~~_~~OVAL
, MERIDIAN PUBLIC
WORKS DEPT.
EXHIBIT At (LEGAL DESCRIPTION AND MAP OF PROPERTY)
DEVELOPMffiNTAGREEMENT-THETREEFARM
Page 22 of 78
ASQ.,
Anderson Survey Group.coM ~
EXHIBIT A
PARCEL 7
ZONED CC
Legal Description
A parcel ofland situated in the Southeast Quarter of Section 21 and the Southwest
Quarter of 22, Township 4 North, Range 1 West of the Boise Meridian, Ada County,
Idllho, being more particularly described as follow:
Commencing at the Southeast comer of said Section 21, the True Point of Beginning;
Thence along the South line of said Section 21, North 89024'23" West, 868.32 feet to a
point; thence leaving said South line, North 00"34'29" East, 37,20 feet to spoint; thence
North 03 "00'02" East, 346.62 feet to a point of cu.rvature; thence along a curve to the
right, baving a radius of 800.00 feet, an ace distance of 228.96 feet and through a central
angle of 16"23'54", with aebord bearing Nortl111"11 '59" Bast, a chord distance of
228,18 feet to a point of reverse CUIVaturC; Tb.ence along a curve to the left, having a
radius of 400.00 feet, an arc length 245.40 feet and through a central angle of 35"09'05",
with a chord. bearing North 01"49'23" East, a chord distance of 241.57 feet to a point;
thence North 15"45'09" West, 115.34 feet to a point; thence North 71"SS'24" East,
125.94 feet to a point of curvature; thenoo,aloag a curve to the right, having a radius of
750,00 feet, snare distance of427.71 feet andtbrough a central angle of32012'S8", with
a chord bearing North 88001'53" East, a chonl distance of 416.17 feet to a point; Thence
South 75"51'38" East, 264.25 fetlt to a point; thenc:e South 440 20'00" East, 59.46 feet;
thence North 00016'30" East. 32.03 feet; thence South 75"51'38" East. 60l.78 feet;
thence along a curve to the left:, having II. rad.i~ of 2400.00 feet. an arc length of 839,93
feet and through 8 ccntralllllgle of 20"03 '06", with a chord bearing South 15"42'16"
West, a chord distance of 83S.65 feet to a point on the South Line of said Section 22;
thence along said South line. North 89017'09" West, 361.93 feet to tbe Point of
Beginning,
Said parcel containing 28.45 acres, more or less.
End of Description
Project No. 05132
JanuaI}' 13,2006
_l_:_r
_._c.~._~_:-
_~I-'-------
,~E~
3H E. Woullower In.. . Sullo F. "erhllaD. II B3HZ
P_ ZOB.BBB.1l45 . F ZOll 0011 l.\'j~
MERIDIAN PUEBpf\C
WORKS 0 .
EXHIBIT At (LEGAL DESCRIPTION AND MAp OF PROPERTY)
DEVELOPMENT AGREEMENT-THE TREE FARM
Page 23 of 78
RSqA~
Anderson Survey Group.com ~
EXHIBIT A
PARCELS
ZONED R..15
Legal Description
A parcel of land situated In the Southeast Quarter of Section 21, Township 4
North, Range 1 West of the Boise Meridian, Ada County, Idaho. being more
- particularly described as foHow:
Commencing at the Southeast comer of said Section 21. thence along the
South line of said Section 21, North 89"24'23" West, 868.32 feet to the True
Point of Beginning;
Thence continuing along said South line, North 89"25'31" West, 439.19 feet to -
. a point; thence North 00"22'50" East, 859.78 feet to a point; thence North
89"41'32" East, 105.05 feet to a point of curvature; thence along a curve to the
left, having a radius of 500.00 feet, an arc distance of 155.06 feet and through a
central angle of 17"46'08", with a chord bearing North 80"48'28" East, a chord
distance of 154.44 feet to a point; thence North 71"55'24" East, 226.33 feet to a
point; thence South 15"45'09" East, 115.34 feet to a point of curvature' thence
along a curve to the right. having a radius of 400,00 feet, an arc length of
245,40 feet and through a central angle of 35"09'05", with a long chord-bearing
South 01"49'23" West, a chord distance of 241.57 feet to a paint of reverse
curvature; thence along a curve to the left, having a radius of 800,00 feet, an
arc length of 228,96 feet and through a central angle of 16"23'54", with a chord
bearing South 11"11'59" West, a chord distance of 228,18 feet to a point;
thence South 03"00'02" West, 346.62 feet to a point; Thence South 00"34'29"
West, 37.20 feet to the Point of Beginning.
Said parcel containing 9,71 acres, more or less.
End of DescrIption
Project No. 05132
December 14, 2005
357 L N~I8r1o.,"r Ln_. . Suite F. Neridion, 10 UU2
'.208_868.7345 . f.2Du.o08.7354
~.. ROVAL
RE -
BY
LflilO SUIlVEYIIIG SERVICES
MERIDIAN PUBflC
WORKS [)EP .
EXHIBIT Al (LEGAL DESCRIPTION AND MAP OF PROPERTY)
DEVELOPMENT AGREEMENT-THE TREE FARM
Page 24 of 78
~--------
~
~ "
~~~
~~~
f!"-'~~T" - - - - - ~'!."""- - - -- - -1- - - ~'w-- - ----.:;,-"",-- - -,-*
, ,
~~ Iii
!iil C\i I I
, t', G:i" ~ I'~ ~I'
i ~ci~ - ~
~ ~ I I
Q Ii ~i
J
,
I
<::
0
r:::
~
Lw
<::
<::
"'1::
::: Cc:
~ t2
Cc:
~ Q <:0
"'1:: "l::::r::
Lw :r ~
~I ~ ~8
<: """
~ f--.- 0:;:",
03 C5~
W-J LLJ
~ ~ c:i~
::: lu
E3
V)
~
Lw
Q::
\~
~ \ ~
~ u
I! %"
I '\
~
~ I
fin
~~'"'''~'''''''
"tI ",,~
, t.
I I ;.
I I ~ 'J-
I il,~.,'
I,,' I
~
, t',
! I ~
J ~I
I
./~'~r-
~ ,
I: I
,
I ..
I cj ~ ~
I U I 0
'" "'~
" '"
Q "
I
,~ i
,"'\I" 'l.C,,,,,,
~ l I
~, i
, I
~~ i
'l
, <1',
I~
!
i~
~
\~
"
,
,
~
"'.
~,
'\
'-
,
, ,
~"~" ',~~" ~
11 ~~~ --~...!~o~-~g-~---~~
~~ ~((' Vt 73:)~Vd
i ,i'd~~~.I~
i~ [I ~
~
, "-
, <:>
If-
;;;
" <:>
I~ Q,.
Ii
Gjlf)
,,~
""
;;<:'"
"
il
"
, I
,
~
.
~I' ;
."
,
,
I
,
,
.I
gl'
I
,
I
I
'"
-J ~
lU1J~
U ~
'" '"
" "
a_
"'
,
""."..,,~
:i
"'
,-J '"
c,J I
~il::
'"
Q-
-J ..
tJ,,~
Q:: <..J~
'<'{ a,:j
o "
,
~i
"
:1:'
0"
Ip'::;lll
~
[
~:
I.
,~
~
Ii
,'Iiif1:~~'f
'" ,
~ ~ ~ I
~ I 0 !
~rt~ :
~~-~~~---------1.
!"~~~~ "€;~
~'H~~.i'~
~.~~ ~.~~"'=~~k~~~.k ~~' ~~
~e~~ ~~~~; ~~~~~ s~~~~~~-t~
~~~;.~~~~~~~~;~~~~~~~~~~;~~~
~~~~~a~R~!~~~~~8~~~~~~~~~~
"~ ,~ -"
~~~~~~i~~~;~;a;~;;~~~~~~~J
5G~n~O~U~~G~saG~~GB~5tiij656
\ \,"
, ,~ \\
, In_n_n~n_:
,..,"MYH: l.()C,l~
~ '"
'"
U '-
A. -~
;; C/l '"
<:> ~d
c3 ,0
"" '':' ..
~ ~ '"
'" 0-
0- ~ ~
a ~
'" "*
""
.., '" "'
~ @ .~ "
-' '"
....
'"
'"
-!iJ
~
~ ,-
LLJ <:>
~<:>
--J f- <(-,
<:r: 11 ,,-, 1\
lU
LJ e,
(I) ~ i
.~
~
EXHIBIT A2
DEVELOPMENT AGREEMENT-THE TREE FARM
Zoning Map of Property
THE TREE FARM
ZONE MAP
../'\---"-)~i"!!!~~_~,~, ~_....-/", "-"Ii"
_'" S .....T I -
/" , R"2 ....-..'- .
~... - I .. / ,.
. "'---J 4 i ] I
. 8-8 8-2
I THE TR,EE FARM 1- :
~,~ ;..~ ,/ : ....~ni
· 1 [ - ../ t-./ I I WESTWlNG !
. 9 ; -- I I" mAm I
,8-15 8 7', - ,- 1 " " · '
" 'C, IX. 8~5 F ~ 1 R-15. :'
-._.....-.. ~.~III_.~.,. . 1
"-",- _'''_'''~'.'''''''''-i1~ ",
, -w, CHIHDf!:N.'.BLVD. I - . -.. ~. .....
, '" ,2
a-8
0 500 '000 2000 ,3000 t
I I , , --'l
,'-,SCN..E: IN rEEf'
RlveRidge' '-,"R R~ 'D,
Eng1neerill9 ~ R ,""
~F,::'?!!";';-W-- Conipany
~~;ij ,......_oi..___
~ IJY;I(; N ~~)S44-118D 'AlQ.2DII),~:",,"lIn
TIlE TREE FARM
EXHIBIT A2 (ZONING MAP OF PROPERTY)
DEVELOPMENT AGREEMENT-THE TREE FARM
Page 26 of 78
EXHIBIT B
DEVELOPMENT AGREEMENT-THE TREE FARM
Owners of Property by Parcel Number
MDC, LLC
4410 W. Chinden Blvd
Meridian, ID 83642
S0422315300,S0422417300,S0422244605,S0422142300
Doug and Meredith Carnahan
4410 W. Chinden Blvd.
Meridian, ID 83642
S0422244610
Chester Properties, LLC
7169 N. Spurwing Way
Meridian, ID 83642
S0422325401,Et7219170210,S0421417500,S0422233750
Treehaven, LLC
2242 East Riverwalk Street, Suite 200
Boise, Idaho 83706
R721910100
EXHIBIT B (OWNERS OF PROPERTY BY PARCEL NUMBER)
DEVELOPMENT AGREEMENT-THE TREE FARM
Page 27 of 78
~
S
E-<
foil
i5
I
u~
!:foil
es::;:
= foil
~q~
foilCo'
<
E-<
~
~
o
..l
f;I;l
;;.
f;I;l
Q
~\~
H
~
"'t.'
,i',""
r
J\':!i
[" g;
N ;
o ~
81
q
I: ;;::.~
,\ >
"
.,/ '"
~
j t
I
I ~
ili
Ii: z
,/( E <
,/. ~ ...;
!" ' n:I "-
,'I I....L.
.,,1'
a(~'il Q)
':';1' f-
~j)i1 OJ
~J'/I ~
r
" I-- e.:
,:
',I w
I, OJ z
'\ ..c
I- 2
"I \1, w
g
0::
~
"
o
U
$ >-
'" ::lEG)
35 "D"'iiJ:fi
a:; E~ f:?E~
=s C :;.., rIl-o 1;
~~~ ~ ~~€
;,s~e g~~.2
~ ~ ';;; ~ ffi.~ in
~~fi~i5:~:h
~ 8.!;:sa..-o (II
~.~l~ g ~~
.~ ~'5z8-g ~
"> '1;:1 I/) .,...;.~ <<Ii]....l
K~~ ~l6~ ~ tii
.~~;~gKs~
o"'~dt5,~.?
a.~.~c~-g2!:
Q} Q)~ ID C a. IV
U"oo ...... E Q ~ "'i
CQ)Z og.....1;
DC! ts g-ro'W":>,
~ ;,:,'~l.~~1i ~
~~~~~.8~~
.
~
\--
'-'
\\
,\
1\
~'\
\\ ,I
\
~\ ,
b'\~\'"
.~ I :-..
if ' il:',
:. \ '
'2
...~
oil
"
~
'0
o
.............,
'" J ~...;..'
~~J]
I'
.:.: ~ . -
JOiJ [] [] Q~GJ
]
'"
"
~ ~
<3
~
::J
,;
,"
I
j;j
00
<-
<-...
o
00
N
"
00
"'
p.;
~
~
I'I;l
~
E-<
I'I;l
=
E-<
I
~S
~::;:
~1'I;l
E-<~
""Co'
tl<
ZE-<
oz
~1'I;l
u~
E-<~
.....0
es..l
=~
;><f;OI
I'I;lQ
EXHIBIT D
DEVELOPMENT AGREEMENT-THE TREE FARM
City Council Findings of Fact, Conclusions of Law and Decision and Order
EXHIBIT D (CITY COUNCIL FINDINGS, CONCLUSIONS AND ORDER)
DEVELOPMENT AGREEMENT-THE TREE FARM
Page 29 of 78
RECEIVED
JUN 2 2 2006
CITY 0 F MERIDIAN
FINDINGS OF FACT, CONCLUSIONS OF
LAW AND
DECISION & ORDER
Cit,y grMeridian
,'~~l~;~lOl.k Office
,.,~. ~ r::.tf~~...l~
oU'e;ldl~;~4",t:\:~ .
;-:
.~,,../(
,'. ld:',dlf'
"'*:9_\,. ~ .
...-1f.lf.... 1.~ ",j ,..,s >J.~l.:;:.>
......,_.:...:~:.c...:::..:..................
\.:.\:
In thc Matter of AnnulItion and Zoning of B58.57 aCI.CI f.'om RR (Adl!<":,ounty) to R-2
(Low-Dcnsity Residcntial)(66.02 aCI'cs), R-8 (Mcdium-Density Resldential)('l67.02 acres),
R~I5 (Medium IIigh-Denslty Rcsidelltial)(79.82 acres), C-N (Ncighborhood.Busincss)(17 .26
lIcrcs) and C-C (Community Busincss)(28.4S acres) for The Tree Farm, by Trechaxen,
LLC.
Case No(s). AZ-06-004
For the City Council Hearing Date of: June 6, 2006
A. .Findings of File!
I, Hcarll\g Fuets (see attach cd Statr Report for the hearing date of June 6, 2006 il1c(\rpor~tcd
by reterence) .
2, Process Facts (see oUnched Staff Report for thehellril1g date of 1\.\l1e.6,2006 incorporated
by reference)
3. Application alto Property Facts (seenltached Slaff Report for'lhe hearing date of :hlllc 6,
2006 incnrporllted by refcrence) .
4. Required Findings per lhe Unified Devdopment Code (see nttnche([ Staff Report for the
hearing date of J1me 6, 2006 incorporated by referencc) .
B- ConClusions of Low
1. The City of Meridian shall exercise the powers conferred upon ifby the "Local Land Usc
Planning Act of 1975," codified at Chapter 65, Title 67, Idaho, Code. (LC 967-6503)_
2, The Meridian City Council takCs,judicinlnoticc of its Unified DevelopmcntCodc
codified at Title II Meridian City Code, and all CUITent 7.Oningmapsthercof.TIle City of
Meridian has, by ordinan~je, established the ]mpact Area and the An\ended
Comprehensive Plan of the City of Meridiun, which was adopted AugUSI6, 2002,
Resolution No. 02-382 and Maps.
3. The conditions shall be reviewable by the City Council pursuant to Meridian City Code *
1 ]-5A.
CITY OF MEllJDIAN F1NDlNGSOf fACT, CONCLUSIONS OF LAW AND DECISION & ORDE.R
CASE Nfl(S), AZ.06.()02" PAGE I 0("3
EXHIBIT D (CITY COUNCIL FINDINGS, CONCLUSIONS AND ORDER)
DEVELOPMENT AGREEMENT-THE TREE FARM
Page 30 of78
4. Due consideration has been giv'Cn to the commcnt(s) 'fccciv~ fronl thy govc[Jpncllta]
subdivisions providing services in the City of Meridian plllnningjurisdictioi~.
5. It is found public facilities und services required by the proposed development will not
impose expllnse upon the public if the attached conditions of approval are imposed.
6. 'fhat the City has granted .3n ordcr of approval in accordance with thi); Decision, which
shall be signed by the Mayor and City Clerk and then a copy served by the Clerk upon
the applicant, the Planning Department, the Puhlic Works D~artment and any affected
party requesting notice. .
7. That this. approval is sulJjcct to the Legal Description and the Amended Development
Agreement provisions listed in the attached Staff Report as amended during the hearing
date of June 6,2006 incorporated by reference. The Development Agreement provisions
arc conelwded to he reasonable and the applicant shall meet sUch.j:equiremei'iL~a5 a
provision of annexation approval. .
C. Decision and Order
Pursuant to the City council's authority as provided in Meridian City C0de *, 11 -SA and
based upon the abuve and foregoing Pindings ofFllct which arc hefeinluiopted, it is.hcreliy
ordered tliat:
The llplllicants re<lIles( for Annexation is llPIlI'oved subiect to con'mHllncc with the
Develollment Allreement provisions provided in the Staff Renort. as modil1edbv
the testimonY at the .June6. 2006 public hearioe. The Meridian City Lel!lll
Dcuartment will incorporate hllo the Development At!reementall of the testimollV
from till.' IIlJ1lllclIllt l\nd the public and Council reeardint! auality of develoDmellt~
open space reQuirements. access to the adioinin!! properties. internal cin;ullltir)U
and elevations that were provided at the .'nne 6. 2006 Cltv Council hearing,
The applicantshalJ have the develoDment lilIa-cement siened within six months of
the date Ilf IIPpa-tIYIII of the arinexatlonaJld is I"CQulred to submit It Drelfminaa-v,plat
to the CiN With111 12 months orthe Si!!IlilllI of the development al!teemellt.
D. Attached: Stalf Rcpolt flir tlie hearing date qf June 6, 2006
CITY OF MERIDIAN rlNDINos OF FACT. CONCLUSIONS 01' J,;"'W AND DECISION & ORDER
CASE NO(S). AL.-06.002,PA<lE 2 on .. .
EXHIBIT D (CITY COUNCIL FINDINGS, CONCLUSIONS AND ORDER)
DEVELOPMENT AGREEMENT-THE TREE FARM
Page 31 of78
By aCtion of the City Council at its regular meeting held on the 2. 71'& day (if
,..~_.~..., 2006.
COUNCIL MEMBER SHAUN WARDLE
VOTED.~
VOTED_~,~
VOTED~
VOTED~
COUNCIL MEMBER JOE BORTON
COUNClL MEMBER CHARLIE ROUNTREE
COllNClL MEMBER KEITH Bum
TIE BREAKER
MAYOR TAMMY de WEERD
VOTED -_
::"" . I jJt"'e{la ehAr'
} I r' I
NnEST:, ~_. 0 "'%
~ ~ B~.i1,l.L ~
;JL:) ~,{J.,'L ~ ,(?C
LL~MG.~ER-G~JR:;tItrtd*qf4~.":~~ ," f,/~"
.>1, ct~ Pi'n'l . i> ,\\'
Jj'-liIUil~lIl1t"'\\'\''''''
Copy served upon, V Applicant
~ Plil.lming Department
'. Public Works Department
--'-- City Attorney
By:
Dated: i. 0 3 - OU
CIT'tOf' MERmlAN FINnlNGSQF FkCT. CQNCLUSIONS Or-LAW AND DECISION & ORDER
CASI': NO(S). AZ-06.002- PAOE, 3 of3
EXHIBIT D (CITY COUNCIL FINDINGS, CONCLUSIONS AND ORDER)
DEVELOPMENT AGREEMENT-THE TREE FARM
Page 32 of78
CITY OF MERIDIAN I'LANNINGDEI'AR1'MENTSTM'FREI'OltT FOR THE HEARING DATE ()F JlJNE6.1006
STAFF REPORT
TO:
FROM:
HcaringDllte: '6/6JOf:>
Mayor & City COlll1ei]
C. Caleb Hood, CUlTenl Plarming Manager
Meridian Planning Department
208-884-5533.
..,..t...l';~)
. , '.~' I'
~ 0 /' """ 'i;~lkii(;"
'-./Ylendiall-' '\;
SUBJEt'I";
TheTree FannAlUlcxatiOn
AZ.06-004
AIulexlltion arid Zoning of 358.57 acres frolll RR (Ada County) to R-2 (Low-
Density Residential)(66.02 acn...,,), R-8 (Medium-Density ResidcnliaJ)(167.02
acres), R.IS (Mediurn I-ligh-Density Rcsidential)(79.8i acres), C-N
(Neighborhood BUSlncss)(l7.26 acres) and C-C (Communily
Business)(28.45 acres) for The Tree Fann; byTrechavcn,LLC,
\~~~ l:l.\Ij( I
~;cQ~,__I,,_~~.~.::~:\..ss~,~ ',,~"
.........-.-- l_~~,
.',
"
,LY
,P'
o ,~,.' .
1. SUMMARY DESCRIPTION 0'" APPLICANT'S i~EQUEST
The applicant, Treehaven, LLC, has applied .for Annexation and Zoning of 358.57 acres to R-2
(Low-Density Residential)(66.02 acres), R.g (Medium-Density Residemial)(l67.02 ,acres), R-15
(Medium High-Density Residenlial)(79.82 acres), CoN (Neighborhood Business)(17_26 acres)
and C-C (Community Business)(28,45 acres)_ The subject property is currenlly zoned RR (Rurul
Residential) in Ada County. The appliclIllt has subinitted a concept plan with Ih" subject
Annexation and Zoning application; ,the apl;lkant is not proposing IIny' new land uses,
dcvel6pn\ent or subdivision at this time. '
'rhe site is 100at\:don lhe n(,rlh side of Chindcn Boulevard, approx,imatelyY. of a mile west of
Shick Cat Roadcxlending ea,st to appr()Xi~nalely Tell Mile RO,ad Road, This sile tws
approximalely 5,300 feet of(rontagc On Chinden Boulevard. This site is composed often parcels
which ,Ire owned by five ditTen'llt propetiy,owncrs, There is an existing wl1olesalcn\!IcscIY, lbl'ec
siriglc-family homes, and several outbuildings on this site. The subject property is, withih the
area proposed to be a partnf the City of Meridian's Area of Impact and proposed Urban
Service Planning Area..
2. SUMMARY RECOMMt:NDATION
The subject Annexati.on and Zoning application wassilbrnilled to the Plaimillg DqMrtmcllt for
review. By Cily Ordinance,lhe Pluluung & Zoiling. Commission makes recommendati0l1 10. the
('OUilCil on Annex.ation and Zoningapplicalions. Any comments related to. the Annex.alioli
application (AZ,06-0Q4) will be includcd in the Conunission's recommendation to the Council.
Staff is rccommcndlJli.-: IlDi;uuval of The Tree Farm Annexation (AZ-06-004t ",ith II Devellll]m..mt
Agreement for this project. The McridianPhinning and Zoning Commission heard tbe item.oll .
March land April 6, 2006. At the Ann] 6.2006 publichearinR the Commission voled to
recommend dcnil\l. At tbe JUDl:6~2006 Meridian City Council meedn!!. the Council voted to,
IIPPI'ove tbe subject BPDlicatlon.
n. Sununal'y of Commhslon Publie Hearing:
i. In favor: Derick O'Neill, Doug Carnahan, Pete O'Neill .
ii. In opposiljon; Tuck Ewing, SherriE",ing, Arthur Rabehl, John Ewing, Bill
Gigray
iii Commenting; None
i v. Staff liresenting,application: Caleb Hood
v, Other Slaff commenting on application: Bill Nary
b. Key IsslIes of Dllltusslollby Commission~
Ti,e Tree Farm Am,"xuti"" -. AZ.06.004 PAGE 1
EXHIBIT D (CITY COUNCIL FINDINGS, CONCLUSIONS AND ORDER)
DEVELOPMENT AGREEMENT - THE TREE FARM Page 33 of78
CITY OF MERIDIAN Pl.ANNING D.EP^RTMENl' STAFF REP01\:r FOATHE HEARING DATE OF JUNE 6,20%
i. Ownership of parcels near the Phyllis Canal, illljacelit to (he TECO Onc
properties, ~ndadjacell( to the rZahehl out-pIJrcel;
ii. Providing future publicstreet access to the propeny to the nortb (Aldape);
c. Key Commissioll Chllnges to Staff Recommeudation:
i, Staff reconullended approval; the COlllmissioll Recommendation is fordenia!.
d, OutstAnding Issues for City Council:
I, Staffrccoll1mended apriroval of the subject annexation application. Bnsed on the
fnd that Drovisions for future Dllblicstreet access tothc propcr!" to thc,
north (Aldlllle) blld 1I0t been resolved bv the bearilll'! dilte. the Commission
recommended d.mlsl of the allnc",stioD. Subseaucnt to tl1" Commission
hearimr. the 8DDhcant Illet with City Staff and hau!i~mu~-1illILlli()nrQ
the access issue to the Aldanc prooerty. Staff believes thaUhe lIDPlicl\nt.wilj
Ilreseolthis orOPllsal to thc City Council al the Juoe 6'h public hearinlL
3. PROPOSEll MOTION (to be considered after the public hearing)
Approval
After considering all slilff, applicant and public t~hmony. I move to llpprQVe tile Number AZ-
06~004 liS presented In the Staff Report for the hearing date of JUne 6, 2006, with the following
modifications to Ihe proposed development agreement: (add any proposed modifications.)
Delllal
After considcring all stalf. applicant and public testimony. I move to denyI'Dc NUlnbcr AZ.06-
004 as presented in Ihe SlalT Repott [or thc h"aring dale of JUllC 6, 2006, fbr the following
,rcasons: (you should ~talc specific reasons fOl' denial of the a,lUlexation, request)
COllUlltlllllCe
Afler considerin.\l all slaff. applicant and public testimony, I move to continue rile Number AZ-
06.004 10 the hcaring date of (insert continued hearing date here) for the following reason(s):
(you should state specific reuon(s) for continuance,)
4. APPUCATlON AND PROPERTY FACTS
a.Sile AJdreSs/IA)eariol1: 4410 W, Chinden Boulevar<:ll4740 W, Chi.idcn Boukvanl; north
side of Chioden Boulevard in Sections 21 11lid 22. Township 4 North, Range 1 West
h. Owners:
MDC; LLC
4410 W. Chinden Boulevard
Meridian, 10 83642
&
Doug and Mel'edithCamahau
4410 W. ChindenBoulevard
Meridian, lD 83642
&
10 AnIl Eggers Trust
7169 N. Spuming Way
Meridian, ID 83642
&
Jo ^nn Eggers' ["lust and us Bank Successor Trustee
1'.0, Box 64142
The Tree Farm An"e,'""O" - AZ-06.004 PAGE 2
EXHIBIT D (CITY COUNCIL FINDINGS, CONCLUSIONS AND ORDER)
DEVELOPMENT AGREEMENT - THE TREE FARM Page 34 of78
CITY OF MERJDlAN PLANNING DEPA,KTMliN:r STAFF REPOf{T I'ORTHE HEARING DATE or JUNE 6, 2006
St. Paul, MN 55164
&
Connie Avery
4740 W. Chinden Boulevard
Meridi,lIl, lD 83642
c. Applicant/Repn:~elltalive: Derick O'Neill
d. I'rcscnlZoning: RR(Ada County}
c. Prescnt Comprehcnsive Plan Dcsign8lion: Mixed Use - Community, MediumDensity
Residcntial. Low DensilyResidcntiaL and a potential School Site arc all designated for this
propeliy on the ~ Future h1nd Use Map.
f Description of Applicant'S Rcques(;R:equcst forAnllcxation and loning of358.57a6res, to
R"2 (Low-Density Residentiill)(66.02acres), R-8 (Medium-Density Residcntial)(l 61:02
acres), R-15 (Mediulll High-Density Residential)(79.82llcres), CoN (Ncighborhnod
Business)( 1726 acres) and C.C (Community Busincss)(28.45 acres).
g. Applicant's Statement/Justification: The Tree Farm is a 362.65 acre plmUled cOlUiIlunity
located n0l1h of Cliinden Boulevard, directly west of Spurning COUlllry Club. .lb~'propl:rty is
~un'ently in Ada Coun!yand oUlsideoftheMcridian Rrea of impact. However, it is pa11 of the
currenl Comprehensive Plan Amendment'in process. The proposed comprehensive plan calls
for medium and low density housing 'as well as llllelghborhood commercial and cOlllmunity
commercial component. The applicant has met,with the City ofMeridillll numerous times 10
refille R concept plan to match the nC\I!out!im:d comprehensive plan (please see Appljcant's
Submittal LeIter.)
5. PROCESS FACTS
a. The subject al"plieation will in fa,et constjtuteall annexation lIS dl,:termincd byCity Ordinance.
By rellson of the pr(lvisior(s of the Meridian Cily Code Title II Chapler 5, a public hearing is
required before the City Council on this ll1aller.
b. Newspaper uotifications published on; Fchnm1' iJ IIlld 27, 2006 (for P& Z Commission
heanng) and MllY 15 and 29, 2006 ([orCiLy Councii hearing)
c. Radius notices mailed to properties within 300 feel Oil:. February 8, 2006 (for P & Z
C01ll11lissionhearing}a:nd May 12.2006 (for City Council hClirlng)
d. Applicant posted nOliceon sile by: Febnlllry20, 2006 (for P & Z Cmnmission hearing)
6. LAND USE
a. Existillg Land Users): There is an cxisliIjg wholesale nursery (tree falm). lhree homes and
other {llitbuildings on lbl: subjeet sile
b. DCSl~ript ion of Character of Sun'ou.nding Area: This llrca is primarily rural residential in
nature. This area, espt'Cially south of Chinden, is rapidly trunsitioning from .-uratto urball.
c. Adjacelll Land Use and Zotling:
1. Norlh:Phyllis CllIlUI; Rural residential; Agricultural, zoned RR and RI (Ada.
Counly)
2. East: One-acre lots inSpurwing Subdivision and WestWingSubdivisioll, zoned RR
(Ada ComlY) .
3. South; .l'roposed Bainbridge Subdivision, 7.011e(( L~O and ReS; Several rural
properties in Ada County, zoned RUT
nle T= f.rm Anllcxolioll - AZ.OI\.004 i' AGE. J
EXHIBIT D (CITY COUNCIL FINDINGS, CONCLUSIONS AND ORDER)
DEVELOPMENT AGREEMENT - THE TREE FARM Page 35 of78
CITY OF M (;f(I[)IAN I'l.ANNING Dl:PAWrM liNT STAf:EI\!,P()RT FOR THE I !EAIUNG OA TE OF JUNE 6. 2 (1()6
4, West~ Agricultural ancl'lllI'ttl residenlial, zoned RR(Ada County)
d. History of Previous Actions: The Cily is CUITently in Ihcpl'Ol:ess cif amending ils. Are(l o(Cily
hllpacllo include the subjed area.1be CompretlcnsivePlanMap Al'nelii'lmen(appllcali011 is
(lllthc Cily Council agenda for March 7. 2006. On March 7.2006 the City Ci;H:lll(li.lJ2tCJ to
SODrove the Comprehensive Plan Ml'P Nnslidmru!..which include,'! i1)i:o'Roratin~ (lIe subiC'icl
area on ,ili.~ Future Land Use Map. " . . .. ,
e. Existing Constraints and Opportunities:
1. Public Works:
Location of sewer: Tbis parcel CUITclllly has no sewer available to ,it. It is masler
planned 10 sewer to thc future NOIth Black Cat Trunk which will not lJCJ(jvailtlblc
till late 2007 or early 2008. .
LocatiOll of water: There is no City of Meridian wllter main clllTenlly a\iailabll' to
this site, United Water (jnd the City of Meridian are currently in llcgotiatiunsllllll
would allow United Water to provide watcr service to this site. .
Issues or concerns: Sewer wlllnotbe available till late 2007tocarly 2008,
2. Vegetation: There are some existing trees on this site that,should be protected Or
mitigated for when this properly develops.
), Flnodplain: N/A
4. Canals/Ditches Irrigation: Any irrigatiotlditches, laterals and canals (not Phyllis) that
cross this property should be tiled when this propelty develops.
5, Hazards: Staff is not aware of any hllz"rdsassocimed with this pr<!PClty.
6. Proposed Zoning: R-2. R~8. R-1S, C-N and C-C
7. Size of PropClty: 358,57 aCres
1". SubdivisionPlatlnfonnatioll: The applicant has not submitted a PI'climin3lY platwitl~the
subjcct ilnnc!(.atiOll 3pplicatiolJ.Staffrccomnumdslha! the City ('!llIefilllo.a Development
Agreement (DA) with the subject property owriers. Such agreemC!1t shqu[d include the
provisions in Section 10, Analysis, below_
g. Lmdsearling:
1. Width ofstl:eet buffel~s): Per City Code (UDC 11-2A) and the Comprehensive
Plall~ a 3s4001 wide landscape streel buITer is re<juired adjacent 10 Chind.en
BO(llevard, an entrywnycon.idor. Per the UDe " 25-fo(11 wide slreet buffer is required
adjae<~nt to all arterial strcets; a 20-fo01 wide street buffer is required lldjaccnr \(0
colledor streets; and. a 10~foot wide buffer is required adjacent to allconunercial
streets. When this propOlty develops, the City should require full compliance with the
streel buffer requirements of the UDC.
2, Width ofbuffer(s) between hmd uses: Per City Code (UDC Table 11-2B-3) a2S-
fOOl wide landscape buffer,is required between commercially 1.oned properties and
residcl1tial Llses/zolles. When this property develops, the City should require filII
compliance with the land use buffer requirements Of the UDC.
h. Required Commercial Standal'ds: C-N ard c-e
Setbacks Proposed Required
Landscape (LacaVClltlUllercial) N/ A 10'
The Tree Farm Anne,,,;,,,, - AZ-06.004. h~GE 4
EXHIBIT D (CITY COUNCIL FINDINGS, CONCLUSIONS AND ORDER)
DEVELOPMENT AGREEMENT-THE TREE FARM Page 36 of78
CITY OF ME1W)IAN PLANNING nriPARTM.ENT STAFt' REl'llrn: FOR THE HEARING DI\TE.0r JUNE 6,2()()6
Emryway Road (Chiridcn)
Collector Street
Mil:<illlUlI113uilding Height
i. ReqLlirt~d Residenti:l! Standards: R.2
Setbacks
Fl'OnVStreel Side Living Arc/I
Side Accessed Garage
Front Accessed Garage
Interior Sid~.
Rear
Froutage
Lot Size
Setbacks
Front/Street Side Living Area
Side ACL'cssed Garage
Front Accessed Garage
I.lllerior Side
RCllf
Frontage
Lot Size
.setbacks
NtA 35'
N/A 20'
NlA 65'
Proposed Required
N/A 2.0'
NlA 2()'
NlA 20'
N/A 7.5' per stOIY
N/A 115'
NfA 80'
N/A 12,000 squaT'll ft:ct
R-8
Proposed
N/A
N/A
NJA
N/A
NJA
NfA
NfA
Required
]5'
IS'
20'
4'
1.2.'
50.'
5,000 square feet
R-IS
ProposL"<i
Reqllired
FrontlSITcetside Living Area NfA 10'
Side Accessed Garage N/A 15'
Front Accessed Garage N/A 20'
Interior Side N/A 4'
Rear NfA ]2'
Frontage N/A O'
Lot Si7.cNlA 2,400 square feet
j. SUI11111my of Proposed Streets llnd/or Access. As mentioned above, the applicant is not
proposing to devclop/platthis property at this time. There should be future cast-west and.
nQl:th-south collector/artedal roadway~ constructed within the l;lOundaries of this site which
would COIllleCI ChindcuBoulevardand Biack,CatRol\dover the Rim.
7. COMMENTS MEF.TING
The Treo Fallll AII"""..inll.'- .'\Z.06-004 PAGE 5
EXHIBIT D (CITY COUNCIL FINDINGS, CONCLUSIONS AND ORDER)
DEVELOPMENT AGREEMENT-THE TREE FARM Page 37 of78
CITY OF MERIDIAN PLANNINGDEPARTMt:NT STAfF REPo",T FOR THE HEARING bJIITE OF .IlJNE 6, 2006
On FebnHiry 10,2006. a joint agency and dcpintm6ms niecling was held wilh ~"rvic('providcrs in
this area, The agem:ieti and departments present jJiclude: Meridian Fire Department, Meridian
l>nrb Department, Meridian Public Works Department, and the Sanitary Services Company, The
Meridian fire Dcparhnenl and lhe Mcridif\nl'nrks Depal1ment were lhconly departments or
agencieslo provide commenls. These conUllcnls are "standard" and have not been included a.s
conditions ofanncxation. Oncc a development plan(s) is submitted staffwjJ1 provide thenpplicarJt
with specific comments and conditions froni all commenting IlgCl'lcie5 and depm1mcllts.
8. COMPREHENSIVI~ PLAN POLICIES AND GOA1;S
This IJroperty is designated "Mixcdqse. (;ulnllJ.unil.y", "Medium Density Residenlial" and "Low
Density Residential" on the proposed Comprehensive Plan Fulure Land Use Map_ III CI~llpler V,lI
of the Comprehensive Plan, the mjxed \lSe designation is defined in p~rt as tn\ area that is situated
ill highly visible or lransilioning parts of the City .where ilUJovalive and flexible design
opportunities arc encouraged. The Mixed Use.. COllununily designationl\llows residcnu,ll
dcnsity bctwcun 3 and 15 dwelling units per acre:, up to zoo,oao square fectnfnou-I'esidenlial
building urea, and is intended to allow il. broad range of uses. Medium density residential areas al'e.
antieip<lled to contain between three and eight dwellings per IIcre,.whilc low density residentiill
are"s are anticipated to contain up 10 three dwellings per acre.
Staff finds the following C:omprchcllsivePlan policics to be applicable to this. property and Llpply
to the subject propclt)' (staff analysis in italic.\' below policy):
. Require that development projeCt" have planned for Ihe provision of all public. sC1;vices.
(Chapter VII, Goal III, Objective A. Action I)
When the City IUlablishe.r its Area of City Impact, il plalls to provide Ci(y .I'(!T,;ices Ii> llie
sllliieet pnlpe-rties. The Cily of Meridian plans 10 p'vvida munidprrl .1'I!rVices 10 tlie ldilds
pl.oposed 10 bt, annexed in Ihe following manller."
iianitary ,yew!?!" and Water ,I'an,ice will be extended/a the prol",:1 al Ihe
de..vulopcr I,\' e.xpi1nse.
The s'uly'ccl lands currenl~Y lie ,,'ilhin Ihe jurisdiction of Ihe Meridian RuralFil"e
Distric/. Once unnexed the hmds wi/{ be undel" the jlll'isdi<:tion of rhe Meridi<m
City Fire Departmenl, who cum:mtly shares resource and persimnel witl1t!fe
Meridian RlIral Fire Depar/mllnr.
Tile subject/ands currently Ii., within thejlll"isdicliul/u! rhe Adu COllnty Sheriff's
Office. Onee annexad lhe lands will be sarviced by the Meridian Police
Department (MPD).
Tire roadway." 1l-4iac'enllO th<! sub/eel/ands Ilre clIrremly owned alld mainlained
by the Ada County High>va,V District (AClID). I'M;.; s,'rv/cewif/not change.
The sulljei:t hmdr 1lI.e cllrrently .rei-viced by the Meridian School Dislrict #2. This
.~'(11'Jice willllof clUlnge.
The subject lands are cllrrenl{l' ser:l'iced by the Merit/iun Ubrar)' DistriCT. n,is
senil,'e wiff not change and the Meridian Library Di.\'t/:ictshould suf(i,,- no
revenue {os.\' as /i.resull o/rhe slIl!.iect IllllleXlltion,
Municipal, fee-supported, services 'vm be pri:lvidl!d by the, Mer/dian Building Department.
the Mer/dimr puhlic Works Department, the Meridian Water Department, Ihe Mehr/ian
Wastewate/' DeptJrtlm1llt, the Meridian Planning Department. Meridiail Utility Rifling
Sel"vices, and Sanitary .servi6!s .compai.y_
litl> Th:e Fnm' Annc,",;o" - AZ-OC\.Q04. PAGE.6
EXHIBIT D (CITY COUNCIL FINDINGS, CONCLUSIONS AND ORDER)
DEVELOPMENT AGREEMENT - THE TREE FARM Page 38 of78
en)'!)F MERllJIAN ['LANNING Dl,PARTMF.NT STArr H.EPOln~FO[~ 'j'fjEIII::ARl!'l(J DA TE OF JUNE 6. 200(;
)>rOI<:C! existing residential proJ~erties flClminc(lmpatible land use developmcnl ou adjacdit
parcels, (Chapter VII, Goal IV. Objective C, AeliOIi I)
Tilt, appllc(lIlt is proposing residential zone.\' G(ljucl!nl 10 ihl! q,rI!IIflg ,residential and
'lgrlcuIllrraI properties 10 Ihe flOrlh,easllIl7d west (all zOfled RR or Rt' ill Ada CO/J.nly). 8'olh
parcels proposed for commercial ;:on;fl8 lire, inlel'lwl 10 the dr:vtilopml!lll. 1,11e applfcal1/ is
proposing commercial;;.oning adjacent to proposed,resideneiatzfYning districts.llowever, Ihe
illljlaclslo .the proposed/fulure i'esidelltia/ jJropertills by tile corilmerdi:ll properties dm be
limited IhWllgh the 'cMstme/ion of roadwi:/ys. land IIse buffers, fencing, and design dj'the
jlillli.e .tllbdiv/sion. when developm/inl applicmion~ are Sllb;'litterlforlhis sile, slaffwilljltliy
. evaltm[e the compal/biliry oftheproposecilund uses. .'
Require neW llrbandensity subdivisions which abut 0" are proximal to existing low dcnsily
residentiallnnd uscs to provide landscaped ~i:rct:l\ing or transitional densities wilhlarger,
more c()lnpurable 101 sizes 10 buffer the interface between urban level densities and n)ral
residential dCl1$itics. (Chapter VU, Goal I, Objective D. Action 8)
,S'wjj'recogni;,es thallhere are sOllie existing low densilY residential land USeS lIell/" this
properly. Sraffbeliews Ihallhe locations of lire proposed R-2. R-8 and R-J5 zoning
desigllilli(l1Is arc gencrally appropriale as II".> larger lors will prlmarily be on Ihe nOr/it side
oOhe tf",,'clopmcll/, and the higher densil), will be llellrerChinde,n 80,,1"'\'111"/1. a IIIqior
arteriaJ.Jlrel'l, Huwever. Ihe IIpJHicant is proposillg 1111 R-J j zone lutjmxmt III WeslWing
E\'lates.1l projlosed 10>>" density IIrell on lite HlIllre l.and Uiie Map, .'l&.12.!:~1LfransirilJ/1
lIf!'!X.~n liIe .wbiC?(;1 dlJyelolJlnBl1I and Ihe lilllm, low Jenli/tv rll.deve!OjJr/lellt ofWesl WillI?
F.,'ham. Sl<lfTrecmllmend~' ,/1(114 of/ria of R-/I be I,rflv/tled alenS! the east side arthis' siLe, .This
stria shollld be t;iiJle 10 aecmnl1lodme at leasl ani!' iQI clem" of R-8 sized lolr(a/ !<!l1S1 i 25-1('1'1
deep), If amel1dedas pm posed by s'ltiff, Ihe proposed zoning should effectively pr:oviJi? ihe
Inlll.'iiiion between Ihe adjacent rural pareeLr and Ihl: proposed urban deve!oplllen(Sraff
recommends Ilra/IIII: CommiSSion and COllncil rely on allY wril/en or ver!>alre:rtim(J/lY
pmvidadfi"om neighbors when de/ermining the 17I0~'t appropriatezonillg designationftjr this
properly.
"Permit Ilcw...commercial developments only where urban services .can be reasonably
provided lIt .the lillle of {1nll!lIpproval and developmenl is contiguous 10 the Cily," (Chap lee
lV; Goal I, Objective A.Action6)
This dow/ap",en! L,. !"",'enily 11M san'iecallle by the Cily of Meridian '_" soniwry Newer
sySlcm, Sewer sel'vire.for liIis devdopmelll will be vill theJIIIII/"IJ North Block Cal lifi sllltioll-
If tllis (Ieve/apmem is appfOwd. it sJwll be slIbjeCllo Ihe North Black eM seW",' syslem being
UYilllilble. Ciry of Meridian municipal water is i:llrren!l;' not avai/(Ibli! to this site.' j/,c Cily of
Meridian Imd Uniled Wale'. arc Cllrremly /n negotiattons thUiW.ould allow Unitad Wilter to
provide wa/er service to lhis parcal. Solid waste aild mher .reh'ICtj' can he' prdllided to this
properly.
. "l~ocme new community comllierciul arells on arteri:Jls. . .near residentilll areas in such a way
as to complement withlldjoining risidcmial areus_" (Chapler VlI, Goal Ill, Obj~diw D;
Actioll 3)
Chinden Boulevard Isa de.,ignaled aneri",1 roadway, Staff finds thallhe proposed wlmlllll1ilY
.CO/l1mercial zoning alld jillllre 'commercial tlS/I.' 011 lhis pmputy sho'"ld comp/emeril ihe
nearby re.rirlenlial'and lIses_ '
'n,. T",e ("n" AJlflCXlll,on -- AZ.Q6.004 PAGt 7
EXHIBIT D (CITY COUNCIL FINDINGS, CONCLUSIONS AND ORDER)
DEVELOPMENT AGREEMENT - THE TREE FARM Page 39 of78
CITY OF MERIDIAN "'_ANNING DEPARTMENT STAFF REl'(ifrr FOR THE HEARING DA.FE OF JUNE', 6,2006
"l'lail for II variety cif OOllllllCrcial and rei ail opportUl1itit~~ within the Impact Area;" (Chapter
VII, Goal I , Objective R)
Appl"l>ximately 45 rt,'I"f!,S n.f (hI?; subject sile are pr(ipo.f<~d.rt1r cO/'lllll.llrcial zoning. The Sl/Nect
application does not propose (Iny new w'es. and designates ihe commercially zoned
praperti":5 as mixed use commercial. TIi" exisling tree/arm that is (0 remain, amllhe jillilre
,'om/narcial (lnd relail siles. add to the \i(/riely (if non-residentia.l usas within ihe Cily'S Area
of lmpaC/. Staffis supporlive oflhe proposed commercial zoning.
"R"itricl curb cuts and access poims 011 collectors and arterial sWeets." (Chaptcr vrr, Goal
lV, Objectivc D, Action 2) .
On the ,wlmiilledconcept plan, the applimm is cl)n~'tIpilially proposiTig a mid-mile acce.H to
Chillden Hnlllei1nrd, and exlending Black Cat Road to rhe norlh across Cliin4cnlJoulevard,cA
third access to Chind!!n BOlllt!\IOrd. located a few Inmdred feel from 'the Black Cat Road
exlensiilil, is showli on the Concept PIWI. CiJ/lc/!plllal access poim.I' 10 lJIack (;ot Road are
also proposed. No OIlier acee.I., points ro({rom: Black Cat Road or {.'hillden Bmd"l'!lrd are
conceplually proposed tol/rom this propel.ty. Whcn this propel'ty (/evelops, stidr recommcnd\"
thai access to this sile be primal'i!y provided by thcfutl.lre internal. roirdwayldrivl!ll'ay sys/(!m
lInd /lot Cllint/en BOl1le\lOni and Black Cat Road. Staffis generally sl/[iporlivlfo/t'/lJpru/iosed
access points 10 Chl/lden BOlllevard and Black Cat_Road, as sho,,'n on Ihe .mbl'nlittdl d/licept
plan. wi/" the exception of the propm'ed drive:\""iy access point tol"e Crimmunit)l
C(llili11~'I\;ial area from Chinden BOlllcwird. Staff r/lCOI'lI7l.elltllL1f1g.j-ilff.eSS reslridions 1fl
r.::Jli.tJ.d1Lit BOllll!vcl/'d be vlaced on this omf)el"t',i t"rol~2h ""ovl:viO/l,' in (1 1)e1!,r:19jlJ!J5'll1
/lf1.ri'e"'''lIt.j:;rc!lJ fi.irthel. recOln11lend.5 l/rat Ihe access points to Black Cat Road be e1'011IIlled
alld rest,'le'tutl whun this property develops.
Review new development f(l.r appropriate opportunities to eOJ1l1Cclt().local.I'O(\'r1~ 'and
collectors inadjaccnt devcloplllellts. (Chllpter VI, Ooall!. ObjeCtivc A, Action 13)
Curl"<1I'Itly there irre,no opportunities 10 comWCl to existing romls in adja"!!,,,1 de\>elop",cl'lls.
Sulirbelievcs d,al when the roadwf/y!c/rivi1H'ay syslem in T"~ TI.ee Farm i.l' cO/1.\'lmctcd. this
parcel shollld provide (lccess l// the pCireello the caSI (Henkel 2.~.8 acres). west (Mi;M,tllen
property; ()\ryhee MOllmai" Vel1lllre.l' property. and Schwenk[lIk/ltr prIJ/,}(:rty).aillf /lorth
(TECclOne property Ilnd Omle propel.ry), Please see Analysis below.
. "Require appropriate landscape and buffers along transportatiOn corridors (setback,
vegetation. 10'0'1 walls, berms, etc.):" (Chc'lllel- VII, Goal IV, Ohjective D, Ac.tiol1 item 4)
A~' depi(;(ed on the Comprehensive PIrm.FlIlurc Land Use Map. the uppUcmlf shol!ld be
required to construcl u 351oIJ/ wille landscape berm with dense vegetalion along Chini/en
SOl/levuI'd. "Jlren this site drIvelops, The applicanl ShOI(ld plso bereq~/i1.edlO COIIStrlict 11 25..
j(JOI witf,'landvcape bufferalong Ihe/lIlure Black Cal Road. Tile entire buffer shr)uld lie
(,ulside lite IIltimaw l~igllt,oJ-cw(ty,
. "Oil-street bikeways should be incorporated On all future Collector .streets!' (Chapter VI.
Figure Vl-5)
AlI/iltllre collector Slreets s'hollld contain bikeways,
'l1>e Tree Fann Annoxati"n - AZ:06"004 Pl\GE ~
EXHIBIT D (CITY COUNCIL FINDINGS, CONCLUSIONS AND ORDER)
DEVELOPMENT AGREEMENT - THE TREE FARM Page 40 of78
cnY Of MERIDIAN I'I"ANNING DEPARTMENl Sf,,!'f REPORT FOR THE IlEARING DATE OF JUNI; 6. l006
Slaffalso finds tile folhl~villg 2002 Cumpl'thensive Plail text pohcies IODC applicable to thi's
ltppHeatioll:
"The eapadty of arterial. , .roadways c.<tn be greatly dllninishc:dby excessive driveway
connections to the roadways. The City should cooperate with ACHD 10 minimize access
paints on at1erial. . .roadways as development applil;<l\ionsare reviewed:' (Chapter VI, page
72)
:'Bevelop methods, such as cross-access agreements, frontage roads, to reduce the llumber of
Cliisting accessp6ints on to arterial streets." (Chapter VI, page 79)
Staff find-I' 1/1(1/ Ihe proposed R-2: R-8. R-15. CoN and C"C zoning dl?slglUlllrJ/! are generally
!IarmoniOlls wilh <lnd in accordance with the Comprehensive Pia" {plea"., sae Analysi!, below}. Slq({
recl1ml11ends Ihllt tha Commi~'slan and Council re~,. on WIY verbal or w"ilten teSllmony thlll may be
proVidt!d at the pllblic he/Iring when delermining if the applicant's proposed zoning (I)>wndmcnl
reqtws! is, app,"opriate/rw lhi,f properry.
9.,UNIFIED DEVELOPMENT conE
a, Allowed Uses: \Joe Table 11-213-2 lists the peunitted, /lccessory, and condilioilal \ISe,; in the
C>Nand C-C zoning districts. Landscape nurseriw'tree farms nce conditionally allowed in the
CoN zone. There is all existing nursery on this site, which theapplicantisproposing(,o retain
(see Analysis below). UDC Table 1 t -2A-2 lists pemlitlcd, aceessory.,and cOlldilional uses'in
the R,2, R-8 and R-15 zoning districts. Except for the existing,tree faml (l\urscl)'),all future
development OIl this site should comply with the allowed usclitables of the onG,
b, Purpose Stl\lement of Zones: The purpose of the residential districts is t<i provide for a range
af'ho\Jsing opportunities eonsistent with the Meridian Cmnprehensive l'lrin, COllllectiQn.tothe
City of Meridian WlIterand sewer systems is a requirement fo\' 1\11 residential distrlcts.
Residenlial disbict8 are distinguished by the allowable dOllSily of dwel1ing units;per acre.3nd
<:orr<lspOllding housillgtypes thateau be accommodated within the density rauge"
The pUlpOse of the Cotumercial Districts is.lo provide for Ihe retail and service n.ccdsof the
community in aeebrd with the Meridian Comprehensive Plan:pour Districts are designated
which differ in the size and scale of conunercial structures accommodaleC in the distrkl. the-
scale and 11lix of allowed commercial uses, and the location of the district in pwximityto
streelS, and highways.
10. ANALYSTS
;,. AnalY1<is of Facts Leading to Shiff Recommendation:
l. AZ Application: Based an the pulicies and goals contained inlHe C.olilprehensive
Plan, and [he developmcnt surrounding the subject siil<, slaff .believes thal the
req\l('sted R.2, R-8, R- 15, C-Nand C-C zones. are appropriate for this properly. Please
see Exhibit C for detailed analysis of\he required Jacts and findings. .
L$<lliIl Dcscri]:'tiol\S: The llImeXl\lioj1 iegal desc.ription submiite~ with the aprJicmion
(stamped on January 13, 2006 by Gordon N. Anderson, PLS) shows tile property as
COlllig:uous to lheexisting cOlJ'Orate boundary of the City .of Meridian.
There is sorue cOnfusioJl over who 0 wns, or has II right to, some property in this II rea.
According to the Ada Calmly Assessor, MDC, LLC, one of the subjecl pr6peiiy
owners, owns additi011111 property around property owned by TECOONE,LLC (see
Exhibit D). This propetty has not been included within thesubjcel annel>atioll r<,.qu(Jst.
The owners of the TECO ONE pn!p"rty and the Aldape property [ulth"r to theliorth,
Tho Tn.",,'!,.,,\! AI1110XOliol1." AZ,06.004 PNiE 9
EXHIBIT D (CITY COUNCIL FINDINGS, CONCLUSIONS AND ORDER)
DEVELOPMENT AGREEMENT - THE TREE FARM Page 41 of78
CITY OF M:ERIOIAN Pl.ANNING DEPARTMENT ST AfT Rt'.l'ORT FOR THE IIFARING DATE 01' JUNlo 6, l006
have expressed coneenl over this' area. I111ppellrs that the most piactiea'lloc:ation tor a
future public street over thefim is where the existing Basco Lane is cQnstnlcled, The
adjacent property owners have eonecm over gelling II roadway ovcrlhcI'hyllis Canal
llnd (fowll tl) the Aldape property, especially if MDC, LLC owns that propertyt'nd
does not make any provisions for a futuren~adwoy inthislocatioll.St:lffdocs Ilot.
believe that the subject opplicanl should be required tocbnstnlct a st(ceno lllcAldapc
propc:rtY where the cutTcnl Base(, l,ane ex/sts;but staff'aiso has concerns with
allowing NlDe, LLC t6 own this ~-;rojJerty (if In fact they do) withoulmaking some
provisioll thM allows this area to become a public roadway in the luture. ~f
rec(nnmends that lheotl[ilicaill. at the public h~rinl!. add/Cess tbis concern und d(\.(ify
OWl1crshiD of this area. If areas nolindudcd within the subiect ol1l1exation application
are owned bv MDC. LI.C. that Iond should be included as oart ofthcsuW:l;.9;
arUlcxation application. Staff reCOllll11Cllds that the Commission find tlitH Ihis '~iSS\lC"
bas been adeauatelv addressed bv the allo!icant prior to makiillL:!L fayg.J:!l.h!..!<
u;commendatiol1 to the Q!y~1ill The applicant bas provided slaff with a limp (see
Exhibit Ii) and a letter (see Attachment #3. from the letter dated March 24, 20(6) that
explains that Treehaven and MDC will indude Parcels I, 2. 3, & 5 in the llnncxalion
request, as parties l\Ssociated with the applicant OWI\ these p"rcds. However, it is Still
Ulldear who owns Parcel 4, which is basically the SOUlheril part "fBasco i.llJle that
biseCts the two TECO ONE parcels. Plc.ase see the "BascoJ..an";' spC<ciaI consideration
below., '
As mentioned in Section 8 above, staff has some concems"over the proposed R-IS
widng adjacent to the existing WcstWing Estllies Subdivision. The,p.'oposcd
Comprehensive Plan Future Land Use Map anticiplltes lbat WcstWil~g Esta\cs will
rCdevclpp with low density residential uses. To allow the residential densities in t/lik
area to transition effectively, staff reoommcndsthat a portion of the 3~. 1.6 aeres
proppsed for R-IS wning adjacent to WestWing Eatate.s bc zoned to R.8., IN
.f!JW.licant shall provide a new le!!1I1 description to slaffthat d~icts a illip~
is at least l25.ftet de(.,). adiacent to weSlcm houndarv of WestWin2 E$.\ates. The
.~,0sed lel!aldesr:riotions for the R-8 and R-J 5 zones shall be submitted"t least 10
!lli:l!~J2riorlQ the City Council helirill&.
Qmf;~ The applicant has suhmitted a concept plan with the subject annexation
,request (See Exhibit C). Statl'is genel'lllly supportive ofihc proposed.!and uses on the
concept plan and lhe general roadway layout Although the City is not spee,itjcaHy
approving thi~ plan li)r development, the specific concepts and proposed land use,s,
should be included WIthin a Development Agreement (DA) fOJ" Ihisproperty. NQTJ,~:
There is ,a 3.8 acre parcel, just west of the proposed Bla,ckCal Road ext.ensioll"thatis
owned by the Rahhels ;lnd not a pal10f the subject a/u\cxation request. This }.8 llCTe
parcel is, not currently subject to annexation, or the land uses proposed' Wilh till.'
suhmitled Concept Phlll.
Acces.,~: On the submitted concept plan, the applicant is shOwing the cx:tcnsioll of
Black Cal Road across Chinden Boulevard, and to the north propelty line. Staff is
supportive of this access to Chinden Boulevard. The applicanhs proposing II second
aucess to Cilindcn Boulevard located half-way between Black Cat Road and Ten Mile
Road. If this access is conslructed as a puhlic street and aligns with the publics!"cet
approved ill Bainbridge Subdivision to the soulh, staff is supJ:lClrlive uf lhis H,;cess m
Chinden Boulevard. The "pplicant is proposing a third access to Chi'ldcn. Bouk.vard,
located a few huudred feet W\:st of the pn.1PQ$ed Bllle.k Cat Road extension. Staff is nOl
'I1\C Trc'e Fnnn AnlH~^-,lliOJi ~ AZ-06mOO4 .p AGE 10
EXHIBIT D (CITY COUNCIL FINDINGS, CONCLUSIONS AND ORDER)
DEVELOPMENT AGREEMENT - THE TREE FARM Page 42 of78
CITY Ol'MERIDlt\N PLANNING DEPARTMENT STAFF REPORT FOR TItE HEARING PATE OF JlJNE 6. 2006
suppottive of lhis commercial ;rccess. As l)art Qf the DA for Ihis. 11l'OI;ertY,..Jil1!iI
recommends that llCces~ to this ~lte from Chindc" BoulcVl\rd be rcslriet"d to section
lilies and 1I1 the hlllfmile betweel1'sectiollU.!..!:!<9,1!ill:iL9.Yl!.t2~J.1-3H.4B2b: Fuither,
slllff n:wlIlmcnds thaI the two access points 10 this sile from Chindcn Bfm](;v;lrd be
cllnslruclcdas public slrcclsand align with the existing or pre-.:iOldly approved public
streets 011 the south side of Chilldcll Boulevard, Black Cllt Road is designated as a
millOI' arteriaL Access to B1ac~ Cat Road will be evaluated and approved by' tlle Cily
alld AcHD when this properlydcvelops.
Spurwinl! Wav: Although staff docs notrecomIllond making it.l\ pan orthe DA,s(aff
recommends that the ~pp!iclmt work with Spurwillg Subdivision 'to the (:~st to
somehow provide secondat}'/enlcrgcncy access to Sp\lrwing WilY. Ihin emergency
conncction can be mado bt:lweenlhc subjeCt site lInd Spurwing Way; s'taff believes
thut 'this wil1.be of great benefit to tho emergency service providers in this Ilrea.
Stub Streets: There arc several under-developed paroels Ildjaecnl to, nnd surrqundcd
by, the stlbject "ropclty. e&lli!I1.Q[1hc DA for this "rooellY, staffrecomlll;.lJds thaI 111(,
sl1bicct nroncrtY orovidebublic strcctilccess to the oarcels to the east (Hcn~liilll
.till. R93239301901. west (McMullen. Parcel No, S04114.IDOO. Om~e Mountain
Venrores, Parcel No, S0421346/;iO~.b.wellkfeldeL Parcel No. $042N-28100),
mUTECOONE Parc~s, $0422427960 <Iud S0422244700and Ormo.~arcel
~7200)' and theeuelave parcel (Rabehl. Pan;;1 No;._SJM~.E!-.12.QQ91. When
this property develops, staff may recommend that additional stub streets 'be provided
(0 adjaccm parcels.
[lasco L~ne: Basco Lane is a privatc lane thlll ourrently provides OJ''()C,, to sevcral
properties In this area. Basco Lane currently intersectsChiudcn. BOlllcvard
approximately ~ of a mile west of Ten Mile Road and continues n{lIth across the
Phyllis Canal. Access \0 the TECO ONE, LLC properties as well as the Aldape
properties is cllrrenlly provided from Bl\scO Lane. It is unclear to stllff who lw! an
interest in this lane and who .docs nol. A majority, if 1I0t 0111 of B01SCO l..<lll() from
Chinden Boulevard to thcl'hyllis Canal is owned hy MDC, LtC. City Staff. has
contacted the AdaCounry Asscsso~ Office and Melanie" Alh County Staff, h,ts
confinned tllllt taxes for]'arcels 3 and 4 arc heing s.cnl to 4410 W, ChindclI Boulevl>rd,
MDC's office. 1NI.1ell the subject properly develops, lhe Basc.o Lane access 10.Chindeh
Boulevard should be abandoned.
As lllcmiollcd at the previous public hearing; staff hliscl1n(Cms over at! OXlstlllg
rl'..'ltriction easellleritover Basco Lane. In 200 I !l restriction WllS reeordcd tlial Jiihits
allY expansion of Basc.o Lane: Said reStriction states tliat MDC agi.ecs to nOt develop a
public road on lhe propcny that \villaeCcSs the property to the not1hof lbe Phyllis
Canal (Aldape) without the express wrilten consent of Anderson and Thomas, As of
Ihe print deadline for this report, slilt'(has not seen any written consent froln eilht'rrhe
Anderson or the Thomas party. Staff would like the applicant 10. clarify how this
r('wrded .easemcnt will be terminaled. a.s tQ not prohjllil a future publio road. from
being constructed generally where the existing Basco Lane is.. .
Ratller than using Basco Lane, Treehavcn intends to provide access 10 ihe t1::CO ONE
pareel via 11 colleclor road stub on lhe.south side of the TECO wired. in the general
area oflhe existing Basoo Lane (near or at P1lroeI4). TQ remove any impediments that
may be in Treehnven'ScontroJ affecting aeCCSIHn the Aldape property; Treehavcn has
Tho Tree Farm An".,"';'''' -- i\Z-06-004 P,~GE 11
EXHIBIT D (CITY COUNCIL FINDINGS, CONCLUSIONS AND ORDER)
DEVELOPMENT AGREEMENT - THE TREE FARM Page 43 of78
CITY or Mf:\IUDIAN PLANNlNG D,f'.I'ARTMENTSTArF REPQRT FOR THe Hl,ARING DATE Of JuNE 6, 2006
proposed 10 dediCl110 to .ACHD 3ny'pOrtion of Parcd 3 nec;e..~sary, for, :i pllblic ro~d,
once a pubic road is dcsigl~ed and apilroved through the' gulch (north from the
proposed TEeO stub), Funher, Treehavcnis willing to 'quit claim aily right, litle, or
interest t1iey may have in Parccl4 lei TECO. '
Aside fronl the question of who owns Parcel 4, there does upl scorn to be an
agreement between Tn:chaven and TEeO about who should aClllally conslruct the
collector road between the south side of the TECG parcd and thes(luth side of the
Phyliss Canal. Trechavel1 believes lhallheir proposal to give TECO" through ACT'JD,
enough prt'perty for a collector so'eet, is their fair portion Staff is not S\j,'c wI"" is
equililbJe inlhis C<lse, It appears now that Treehaven does OWll property between
TEeO and Aldape. This [Tlean~ thilt the TECO parcels do no(' touch Ihe Aldap('
propel1y, Tl'cchaven does. However, il also appears that Treehavcn does not bave
enough property to actually construct acollectrlr roadway through tl)cir property 10 the
south side of the Phyliss. To remedy this, TECO has stated to slaffthat thcywouJd be
willing to give Treehaven enough property for ac(;>lIector right-df"way, as. long as
Trcchaven construcls. the Collllctor to the Phyliss. Then there is the que.~tion of who is.
responsible for conSlruction of the bridge across the Phyliss CanaL IJistorically,half
of a bridge cost is received from each adjacent property owner. StaffdOi':s i:ecommend
that one, llJ;ld only one, public strcd~tub froui. the south be providcd.tb ('he Aldape
propcl1y. This rec6m.tiendation isb"sedon Ihe difficulty of grade 1l1id costs associllted
wth II second street, which is not necessillY for the Aldape property to dev(-,lop. Starr
n:commcnds thlltthe COlnmission J'e1y on all public testi'J)ony when deternu'ling willlt
is a fair and equitable solution to ihe public street access question, . Please .5.:e
Development Agreement provisions #111100 #12 below,
Exislim! Uses; There is an existing wholesalenurscl1' (tree faun) and three single-
family hOliJCS on this site. The tree fann, and one of the existing homes, iscurrentiy
laking access to Chindell Boulcvard, The existing single-tiunily homes arc principally
pennilteduses in the proposed zonillg districts. Nurseries, or Urban Farms, however,
require Conditional Use I',:nl1lt approval in the proposed CoN zone. Bccal1tlll, the
nurscrv currently exists, ~tarr ree,lIlUTlends that the trce [ann be allowed to <oontinue
~lltilll! as i~>- withollt CUP approval. However. orior to the City Endncer\s
sif!nature 011 the filJiL,(inal plat 011 the subiect Propertv. the nurserY should t>(:~
[(! obtain a Certificate. Of Ztll1iiJg Comoliance (em) pennit IIlld briM the site in!.Q
~~c with all VDC standards. These.standards include, but are not Jinutedio;
parking and drive aisle 'improvements', tandscaping improvements, taki'rig access from
Cltinden Boulevard at the Y, mile location, and compliwtce with sig'lregulations, Staff
recommends this provision be included as part ofthc.DA for this site:
VDC J 1.513.3D2 and Idaho Code 9 65-6711A provides the City the attthority 10
require a property owner to .enter into a Development Agreement (DA) with the City
thai may require somc written (;Ommilment for all fut~lre uses. Staff b.cl i eve,; rhat aDA
is necessary to ensure that this property is developed .in II fashion lhalis consistent
with [he comprehensive plan designations and does not negatively impact nearby
prope.1ies.
Prior to. tlm annexation o.rdinance appwval,ll Development Agreelilent (DA).shaH be
entered into between the City of Meridian, property ownel'(s) (at the time of
1I11l1cxation ordinll.nee adoption), and the developer. The lIl:mlicllnt shall ~W:
City Attor1Jcv,BiI! NarY. at 888<4433 to irurjatethisoroeess. Staffreco.mmends that
.nlcTre.:: ram. Atu!('xllliol\.-!\Z,06.0114 1'''<113 12,
EXHIBIT D (CITY COUNCIL FINDINGS, CONCLUSIONS AND ORDER)
DEVELOPMENT AGREEMENT - THE TREE FARM Page 44 of78
CITY OF Mf,RIllJAN PLANNING DEPARTMfNTS1Al'i' &f;PORT FOR THL> H6ARINO DATE OF JUNE 6, 2(){l6
the Conunission Rlid Council di~ect thtiCity's Legal .Departmelit to draflii
devclopmentagrelllileIltfor, The Tree farm as fallow$;'
1. That aU future development shall not involve uses, activities, processes',
mater.ials, equipment and condilioIls 'of opcratioll thaI wilibe dCll'illlcntlll to,
llny persons, property or the, general welfare by reason of excessive
production of lraffic, /loise, silloke, fuines, glare or odors.
2, That all future development of the subject property shall be consislent with
the applicant's C0l1cepul111 plnn unless othelWisc modified by other
provisii>ns of the DA.
3. Thllt a1l future development of the subject pwperty sh,,1I becon~,tructcd in
aceordllnee with City of Meridian ordinances .ill effect at lhe' time of
development.
4. That the future uses and lot80n this site shall ci:>nfonn to the. Distdct
Reguhilioris IInd Allowed Uses contained in lheVnified Development Code
(UDC), ill effeCt at tho;J titne of development
5. That the applicant will be respoJlsible for all costs 3$1lociatcd with the sc\Ve~
and water service extension, ihat are customary ,with CitJ policies,
6, Sewer service to this propel1y shall be via grovity means 10 the Nonh HIack
ellt Trunk, The City of Meridian does nOI g1.laranlee sewcrsc,rviec irr Ihe
timclinOl." ollllilled in the VDe. No interim or temporal')' 11ft statimls shall bc
allowed. .
7, That any existing domestic wells and/or septic systems within this project
will hIlve to be removed from their domestic service, per City Ordinance
Section. 5-7-517, when services lire available fwm Ihe ;City of Meridilln_
Wells may be lIsed for non-domestic purposes such llsbndscape irrigation,
8, That prior to Issuance of any building pcm'lit. tbe subject property be
subdivided in accordance with the City of Meridian Unified Developl1lent
Code.
9, That when a final plat records on this propcl1y, nu dil'cct lot access 10
Chilldell Boulevard will be allowed 011 this site; that when this pro]Jcl1y
develops" the Basco Lane access to Ch.inden Boulevard will be ab'lndc!I\ed;
that access to tbis site from Chinden Boulevard wiJlbe :rcstddcd to. the
section line roads and half mile between sections only; tllal the l\vo futme.
acceRs point to this site from Chinden Boulevard be,con.trtlcted as public
streets tliat align with the existing Or approved public streets onthe somh side
of Chlnderl Boulevard; and lhat said public strepts be constructed in
accordance with the adopted North Meridian Auto Circullitiol\ MlIp llf the
Comprehensive Plao_
10. 11181 at sueh time.a,; plats and \lSes are prqposed, !\ccess to Blat.k Clll Road
extended shllll be subjecl to approval by the CitYllUd the Transp0l1ation
Amhonty.
11. That when this property develops adjacent to Olle ofll1e parcds .listed below,
thc appliealll agrees to, provide public street.acc.ess to the east (Helikel, hITcl
No. R9323930190), west (McMullen, Parcel No, 80421438700, Owyhee
MounLain Ventures, Purce! No. 8042134660, and Schweli!ifclder, i:>areeINo.
S0421428100), not;lh(TECO ONE Parcel Nos, 8()422427960 arId
S0422244700 and Orme, Parcel 50421417200), lmd tbe cncla\"cJlarcel
(RaheW, Parcel No. 80421449000). The exact location of the public stub
street(s) to the TECO ONE parcels sh,\ll be determined by the City ancllhc
Tn\l1sportation Authority with the preliminary plat(s) tlu'l abut the 'IEeO
Tho Tree Fnrm AJ\/,.x",.ioll .. A?.06.004 PAGE: 'I)
EXHIBIT D (CITY COUNCIL FINDINGS, CONCLUSIONS AND ORDER)
DEVELOPMENT AGREEMENT - THE TREE FARM Page 45 of78
Cl1YOf MElllDlAN PLANNING DEPARTMENT STAFF REPORT I'OR TIlE HEARING OA"I:E OF JUNE 0, .2006
ONErparcels. On<;e a public: road is designed and approved through the gulch
(generally where the exisliug Basco Lane is), MDC agrees .to dedicate to
AGID any ndditioilal ponion of property ACHDdeems'IJeccssary hl Parcels
)-3, nsshownin Exhibit E, to allow li)l'lmd (0 be incOrp D rated into a public,
dghHJf-way u()wn.to the Phyllis Canal.
12. That additional stub streets to adjacent l'ropol1ies may be required as part of
preliminary plat approval, except .to the north. However, WIlle ,curren!. Basco
Lime can not be used as a public street to cross the Phyliss Canal (see
Provision 11 above), the City may require one additiollal stub ,f,'01l1 this
pro petty to the llorth (Aldape propeny, Parcel #S04227.12513),.althe western
boundary of the wcstc:rn TECO ONE parcel. The exact location an.d equitable
ponion (including right-of-way and consllUetion) of (hc subject pOlet1lial
publicstreel ~hall be dclc:nnilied by the Transportation Authority.
13. That (he existing In;<: fann (nursery) and existing single-family homes o.n this
site bl: allowed io continue their cumm( uses; that priorw iSSU<lllCC of the
first building pennil 011 the subjectpl'opCfty, (he nursery should, be requin~d
loohLai!) a Celti lkate, of Zoning COI;l1plianee (CZC) permit and bringlhc site,
inlo complianCe willl all UbCstandards; lIrld that these standards inclLlJe,
but are tlot limited to: parking and drive aisle impi'ovemelits, landscaping
improvemenls,,(akingaccess from Chindel\ Boulevard al the 'is nlile locali()n,
and C(ll11pliance with sign reguhitions, NOTE: If any existing S[nlc[ures
encroach Inlo any fUlure reguired landseapebuffc:r, (liey .l\1ay be allowed .11)
remain willi AllernativeComplillllec approval.
14, That all landseitpc slreel I)uffers and hind use buffers will be ,xllistnlct"d in
accordance with (he \JDe proviskm8 in effect at the time of development.
15. That all contiguous property currently owned by MUC, LtC is pllrt of the
sl.bjccl almcxatioll appliC<l(ioll, including Parcels i, 2, 3, & 5 as shown in
Exhibit E, That a ncw leg~1 description, that incorporaTes tbe above-listed
pitTeds, shull be sub.milled to the Planning Deparlment prior to the neXl
public hearing.
t 6. That Treehaveu/MDC and all related .etlLities shall quit claim any right, tille,
or intercslthcy may have ill Parcel 4 or Exhibit E to TECO' ONE,
h. RCCommlC'lldation: Slaff recommends 8DPI:QXiI.L.Q( thesubiect alm!icalion AZ.OIi-OOtl, for
TbeT,-"" Farnl, with the DevelODmellt Al!rcell\edt.!lli1illl2nLlistcd in Section 10 qf llie Staff
Report for the hearil1ll: date of April6,:W06, 0'0 AUfi! 6.. 2006 the Mcridiali PlalUling &
ZillJjllll COllun(ssionvoted to recQIDmCIlct denial of the subiect, 8Ilnl;;<eatiollapplielllioll,Oll
June 6. 2006 the' Meridiau City Council voted to aoutove t~e ~ubieet aniuilClltiim
allulieation with tile Df,:vcloDnle:nt Aliree\Ilcnt provisions provided In the Staff KelDort. as
modified hv the tcstlnu:illv at tile June 6. 2006 nubile head",.!. Tbe Meridian Citv Lee..!.l,
Department will hieorporate Into the Develonment A2rcement Ill! of thetestimollv from
the applicant and the publle.lId Council re2ardlul! Duality of dllnloDmcnt. opell spac.e
rClluircments. access to the adioiniu!! urouerti~. intllrnal clreulathm aDd elevations that
were urovidcd AI the JUDe 6. 2006 CitY Counell he,rinl!, The aoolicant shall bave the
development al!reement sllZned wIthin six mouths of date of almrovlll aud is reouired to
submit a orelhnlllllrY Dlat within 12 months oftbe sllluine of the develonnienl a2tfemcnt.
1 L EXnIBITS
A. Legnl Descriptions
B: Rcquired Findings frolll Unified Developmenl Code
TIle hoc Form Ann"""j(,n '.. AZ.Ob.004 'P-AGI; H
EXHIBIT D (CITY COUNCIL FINDINGS, CONCLUSIONS AND ORDER)
DEVELOPMENT AGREEMENT - THE TREE FARM Page 46 of78
CITY OF MERlmAN ?JeANNINO DEI'ARTMllN1'STAFI' lUo~OR'i- FOR THE HEARING DATE OF JUNlo6, i006
C COnCelll Plan
D. Ada Connty Assessor's Ownership Map
E Updated Ownership Map
Th. Tree F'"11 AnnCXA,io" .. AZ.06.004 P At,E' IS
EXHIBIT D (CITY COUNCIL FINDINGS, CONCLUSIONS AND ORDER)
DEVELOPMENT AGREEMENT - THE TREE FARM Page 47 of78
CITY OJ' Mr'lUDIAN PLANNING DCPARTMfiNT STAFl'REPORT FOR THE IIF.ARINGDATE OFFEIIRUAI( Y 2, 1006
Exhibit A-' ,} ,cgl\I, DO$crlpl.ions
EXHIBIT .A
ANNEXATION
~~".~9$'
^ parcel 0/ la'nd .llual",d il1 asclion 12, Township ~ NOl1h, RanQII 1 ,Wesl of Ih.. Bois..
Meridian, Ada County, Idaho, h"Ins n"l(I"" Pi','iriulal1y describod 8. follow;
Cornmenclng al tho Soulhe...t Go"'er or s..OJ Seclion 22, said point bell'll ",limed by ""
aluminum cap, thence .Iong ths 50uui line of sold SecUon 22, North 89'''''39' We.I,
1293,61 feet 10 U1e True Point of Begl"nlng; (11...""" conlinlllng along Soulh Line 01 .ald
Seol;on 22, North 69.17'30"' We.' ~ distance 01 1353,62 leo~ thoncs coot/nubig Norlh
B9~17,'09" We.' a dislance at 2641'.1,6 r..el (olhe corner tOmrnDn 10 SaclUm. 21. 22. 2i end
~8: Ihe,,,,,,, .Iong Ihe SO\Jlh line or .ald Soction .21 Nor1h 69'24'46" We.1 a distance Of
.1307.51 foe', th.n"", 1"...i"9 .ald Soull\ Ii,,,, North 00';12'50" Eell e ell.lanc. 01 2039.Oll fe.t
10 . point on lh. SOlllh bbnk.o(lhe ?hylPo Canal; Than"" along &aid SOUlh Bank Ihe
lollowing (Il) courSe. and d1slal1C6.;.Norlh 80'33'30. Ea.t.. dllu.""" of 494.25 foel; Ih<l11C<>
North 60'40'00" Ea.1 . dl.lance:o!'951.fl3..fee( thenoe SoUth 00.31'08' 'wesl'. disten", 6r
69,65 feel: lhAMe North 65"46'0<1-' (i.at" dlslence bHI51 , 1& tecl; lhence Norlh 711'37"3Z"
Ea.t II distenco of 745.64 IUI; thence Sm'lh 00'55'34' Well, a dlll'a""", of 5:\1.9 faol: thonce
Norlh 76'21'21. E,,$l e.d1slent.e Of 24SJlllleel; Ihence SouIII 84'3Q'54' EaslO di.lanb..of
198,BO reol; Ihence 501l1l1 00.22'45"E..I, 44is9 feel; U1onCllI""vlng .ald SOllth line sOlIth
'OO'2a'13" Wast G di.le""", 01 494.11 feel; then"" South 69'30-02' Esata dl."'nc,,'of' 777,64
'l.."t 10, a poinl being (wI><!n l1lll.sutod .~I tilihl .nales to) 330,0(1 leet dislsnl full the
We.terly line of the Soulha".. OU"""r o[ .ald s..ction n; thence cilOn!i .",ne oelnlll"'rollel
with aM 330,00 feat dl.lllnHrom .aid Wo.llirly line, Norlh 00'30'03" East. <Uela""" of
04,B5 feal; IheM6 Soulh 42"14'38' ea.t '8 dlslanc" '01. 18.67 fael; lh_ Scutll ()Q~ti'23' .. .'
W"SI; 6O.50roel: lhenl::oSouUl /.16'31'21"" lO.st .. dillsn"" of t89,70 resl; ~. SOUlh"
47":16'09" EO'I a dlstan"" of 249.321....1; thence NoI1hOO"26'21" East a i1~'nc.: iir 46H6
r""t 10 a poin! on (htl .olllh bank 01 Ihtl Phyllis Canal; !han"" .Iong. nlil S;"llb ~~k the
following lour (4) courses '.and alslanoos: South 69'2.5'59' east,Q (iiSlaill:e' 01 230;01 leel;,
loenc8 North e5'28'~4' ERst a distance of 3:.10.30 reel; Ih~.nM Not\'t .73'4-4'36" E~' A
'dlstance or 467.18 Iflat: lhence NDrth 19.58'07' East a dls.IBflOf> of 931.30 f'l'" to.. pOint' on
''''' EM! line '01 .ald SeclIon 22, lhonca 'elong .i1id .East'rl;;a, So<ilh QO"28'J9"We.. e
dlslanco of 400.03 fGetto lhe Eul Ofl'Hl,lIerlct COmM Of <aId SecUon,22, ...ii!. ,""lnl b~l!'Ig
merked by a brass ,cap: l/1""ce conlinuing along .~Id Easlllna, 'SQuth .00.20'09" Wasl .
d.i'leo.".. of 1317,57 feel 10 a polnl 'marked bye 518: reb.,_ tM,,,,,, laavifIQ.,sakl Ealil Una,
Norlh 99'W'34' W">;!ll dl51al1ee ,of lZ91. 7.7 feel 10 ." 'potnt rnarked wilh A /V8' re!>lor. lhen"",
Soulh 00'25'06' We.l. dls130ce of 1318,97 f".1,19',lh" PoI"t 0' lil"gl'"11ng,
eXCEPTING TIIER,eFROM .. percel ""rnmeiicijiig /n lhO souma...1 CQ<narol S~<lllon 2'1"
..id point being ""'rked by an '.Iurninurn c'p, .Uienc" Nolth 00.16';)0; Ee"," <flSta~ 01
914.93 foel 10 Ihe True Point of a'9Inolng;'lhence North 44'2.0'00" West II dlslonc~ '0('
131.71 leet; thAnell Nonh 58'26'30" Wo.t a :,dl.lance or 138,52 leet; thence No~' 63~03:00"
W"SI .. di.lsnce or 187,56 f."I; Ih..nce South 81,"20'00" We., .. dlstarnw cr 166.89 leol;
[henoe North' 00'33'30' Eest e dl'lone<t 01 245.48 feol: III""",, Nollh' ,70.jf '00. East e
d/slanca of 103,10 r...I: lher>ce North 67'23'00" fi".l~' dislanco "r, 104,69 ""'I, 1,'eMe NOrlh
86'3$'00. E..le dlsl"llncQ o{ 357.39 Ice! (Io,"","y Norlh 86.3:.t:\P" Easl'" dJ.'ane" 01 357,9.8
fnel); 1I'.enee Boulh 00'15'30" WeSI . di.tance:of 495,1l3 rellllo \he Point ot ' Inning, .
Annexetlon Porcal conlalns 35/'"57 aCles,.mora ot I."". fJ1f,...~..~\~? J.lI
B~:~~~.~ rf. V~
7314
1')./1 J&~,,> ~
$.p,.;"t,.f'6' Of \9 ~ ~'?
=/'{.'I, /o~",...
JAN 17 2006
---,-,--,- -----'-iWliiw---
lit f, .."H"Of [.." " h"''1t: ~ .. ""
~ ~lU.JeIU'H~ . ; )1,". In I. I.~l,!
fl.hibil ^ ~' I'''M J
EXHIBIT D (CITY COUNCIL FINDINGS, CONCLUSIONS AND ORDER)
DEVELOPMENT AGREEMENT-THE TREE FARM
Page 48 of78
GITY 01' MERI NAN r LANNING DEPARTMENT STAFF REPOIH ['!:ill THE IIEAR:ING DATE OF MARClll, 2006
FlSCi
i;,rlP.fSl)1I iIlIV~Y ijl"II'I;'rUI~O
EXHIBIT A
PARCEL 1
ZONED R.1S
Legal Description
A parol'l of land Sllu~tBd Inlhe Soulll Hall of Seotlon 22, Township 4 NmH,1,
Range 1 WesloftheBolse MeridIan, Ada County, Idaho, balngmor'e paniell/arly
describ$d as follow: '
,CommenCing al th...Southeest CQrollr of said Section 22, said plllnt balng,ma:rked
by nn aluminum cap, thenco alongll1a South line 01 said Section 22; North
89'17'39' Wesl, 1293.61 feot to the True PoInt Of Beginning.
Thence c,onlinuing along said Soulh line, North 89'17'39' Wast, 1353.62 reottho
Soulhoa.t corner ot the SOljtheast Quart.r of said Section 22: thence cOnlinuing
..long said South line, NOrlh 89'17'09" Wesl, 00.05 feet to a point: Ihence leavlno
.aid Soulh line. North 00'42'5'" East, 154.07 feel to pOint; thence along a curve
10 Ihe rlghl heve a rlldkJs 01 700.00 feel, an arc lenglh of 403.371"el end 'through
a CElr>lral .ngl" of 31'00'58", with e chord heari"ll of North 1,"3'20" East. Ii
ChOrd .dlstance of 31l7,81 fea.t to ;I, point of ravarsa GUNalure;'.lhencll along a
curva 10 the loti ha:lllng Ii radius of 500.00 teet, an arc l!lngth of 29204 1 filel,
through!< cllntral angle of '33':)0'26", with a chord bearing North 16'58'36'" Easl,
" chord dlalllnc!l of 2e6,2!llllet to a point; lhenoe North 86'59'29" East, 143,11
feet to a po"" of curvalure; thence along B curve to. the left, having a ""dlus of
~50,OOI0fJ\,. an arc length of 514.04 leel, though a central angle of 65'26'58",
wlth.a chord bearing North 54'16'00' East. Ii chord dlstanoo of 48(U;i4Ieal to ,8
point of reverse curvalure: thenca along a curve 10 Iha righi, hllvlng Ii rad/usor
800.00 leet, an em dlstanee of 545"60 foel. through a central angle.ol 39'04'33",
wfth" chord bearing North 4 1 '04'48' Eaat.-3 coord distance of. 535,09 feel to it
pclnt;, lhence North 6O-37'04EBal, 178.07 feel 10 a point: thence Soulh 2B~22'56'
East, 335.66 feet to a polne: thence Soulh .00'25'06" West, 1316.97 leel to a
point, Ihe Paint Of E1eglnnlhg. .
Snid parcel containing 35.16aor9s more cif less,
End dlls<:rlptlon
Projoct No. 051 32
December .14, 2005
___;.I_'__'_i_.~_lIIi_'___ __..._~
H'1 { ~~Icllfru-jt lll__ . SlIU!! I. ".ll~IH "11.f~H
t 2I)9,UII.H\ .
j;.hihi. A - Page 2
EXHIBIT D (CITY COUNCIL FINDINGS, CONCLUSIONS AND ORDER)
DEVELOPMENT AGREEMENT-THE TREE FARM
Page 49 of78
N G Df:l'A"TMI1Nl' STAFF REP.Oln FOR THE HEARING DA1'E or MARCH 2, 2006
nTY OF MER1DlAN PLAN IN, , " , ,
flSDO'
Alld\!I\\111 S'III~I'" IJluilp.'~"I~
EXtilBIT A
PARCEL 2
ZONED R.2
legal Oe5r~lpIlO"
A.parco,1 of la"d .1Iuala.d 'n Sru;Uon .7.2. Taw".hip 4 NOIlh, Rang" 1 We,1 of Ihe Bol~c
Merldl"""Alla Counly, lQ1lhO, being more particularly d...tilbed ll$IO\low;
Cornmendng 81 the SoullWa.1 corner or said Sactlon 22; &"ld,PQlnl.bll~'1l malked by" im
ellm"nul1\ eap, \t>enoo along the .sOUlll ~"" of said Secl1on, 22, North 89't7'39" WesLa
dl'lonce of 1293.61 1MI; IMnce North 00'25'06' r:8.1'" di.t"nce'of 1316.971....1'10 'lie.
True PIlI,,1 0( aag11llllng;
Thonce Nort/I 29'22'56' We,lll d..lonce of 335_55 feel; thence NOrth 60'37'0" E....I' 8
di.lenee ,of 218.64' reel 10 a polo'll of curve: ,""nell' 810n9 a CIIrve to lhe .Ieft, hllvliig 1\
radius 01 300.00 'feel, an arc length or 302.66 rfto\ IInD \hrough".' Cflhlral angle 01
57'50'47",wlih a chord bellOOgNorth 31'41'41' Eatlll dl.la~a of ~1l0. 18/,"'10 "pol(ll
01 revor,o eu",..; IMnce along 1\ cu",e lo Ihe right havlnll a, iedlu$ .of 500..00 reel. IIll arc
length 01 335.63 leol end thrQVll" " central .."gl, 01 3&'21'39", with a Chord b'/Iitng
North 22"00'06" 108$18 dIstance 01329.37 le.\; \henc" North ~ 1.13'56" Iiasl a dl.tanw
of 517,QO leat 10 a poliil' 01 Cllrve; lh.""" "Inng e curve 10 Iha tofl' having' a hldlu! or
200.00 felitt, nn arc ""'gth or t62.76leeland Ihfovgh" ""nlral 1In918 of ,52"21 '25', wlth..a..
"hard beariilg North' 15'03'13" EM,! a di.lll~ 01176.47 reet U'lllnw, North 111007'30"
We.l 8 ell.lanee o( 80.25 (aat 10 "8,"nl on Ih.. South IIn.. 01 the pIlyflls CO"" ; I'han",,'
along $l\ld South line; North 79'68' 1" ElISlll dlel'""".. o( 639.11 feel' 10." pciint. on the
Ea"l tine ", .ald Section 22; Ihence along suid eao(' line, SoullI 00'28'39' Weal ,
dist.nCII 01 400,,03 1.;,,\10 lho East oM.quarler w",e'r of Safd SeQUon 22, Sl\1d point
being marked by a br.$>; cap: l....""e conlinulng Blong said l3:aol 1I1l1., South :00",0'09"
We.1 B' ~1.Ia"ce o( 1317.57 feat 10 . poinll1\arketl by" 5/8" robal; thance lealllng ..Id
Eas\II"8, Norlh 89'18'3~" We.l " dl.lance of 1291.77 filet \o,a polnl marll.d with, ,8 B/B"
r"blll bo;ngthe Polnl of e"glnnll'lg.
Con~ajnlng ,38,'70 acres, mor", or less.
EndolOescliplion
Project No. OG.132
Oec",nw 14, 20a5
____;.---.. ----11I:..---............
~~1 L IJloltltQ\lfI 1.1. .. hili. "i+t.lhll.11 II Q,H.H
,. llU lUa.1H5 .
Exhibit ^ "" 'PlIgc 3
EXHIBIT D (CITY COUNCIL FINDINGS, CONCLUSIONS AND ORDER)
DEVELOPMENT AGREEMENT-THE TREE FARM
Page 50 of78
.' ,. "1' REl'()lrl' FORlllE HEARING DATE (If J..IAR.CH 2, 100(,
ern or ';'IERIDIAN ]'LANNIN(, Pt;:PAIHMENT :iTAF.
f,XHlIllT "
ASCi.
i;;timUII :;llIVI!Y IJIO';';JJIIIIO
I':!~i;' I <H.'2
l'Allen.)
ZONmR4
.^"p.ar~d oflond .QiLu.Ultd ill 'sC":;(\lJl' 2.1. rP.VH~'S."\p.~ NMlh, RmlGl' I Wr./il ofthe Hoi~,,' ~.fc:ridi:1I1"
AdA O)tltlly.ldidlo.I~.intlml"'((."I'IU'H~ul"ll)' dct;ii::rlbtd ~~ fl,}lklw:
(.'{lum\c:J1dJl~ ill ,ih~ S~~"lllt'~&1.: (::\.\"'\\;I' nf 'littld, ~i:c.llon' 22; thence .ii1tln.K lh~ ~h.\Ulh J1111~.l~r $ai,1
SectIon, Sc:ulh H9~1 '.'J9" We.!l.l a dil;t~,,~e.lJf '.!~161 .fccr:,.hC'lI~ {;.ilruinli\n8 Ultllllf SUII1h I ,ine: ,)f
$~i.1,! ~CCtli.IIJ 22, Nonh 8iJ"11'39" w~{ 11. ,U,tnllce of )!~:\.62 fe('1 h'J H pOlnl: I'JM:lIL"1; c:,Uilill.uing
"l\lI)r1h 89-t'-U9'1 WI::~l i di~(;\llii(: uf '~6"1i.U 'r'::~ljo' th"" rl)nl~f' ("(\Jr1IttOn It'! Stcliull~ .2-1 ~ 2.2, '1 i
. ami '2:8( thcmc::t:' al~t\~ "~c..' $.V\lt\l line- ('It lii8id ScditHI. 21 NI)..lh ~9"'2.~ '.IIIt~. WC.E! ri (h:,;latk~ (l(
~:107.~.L {c~t~ Ihe:I'~ wA\linl ftni~l X'oulh !in1\: Norlh (I(I"'2:!".5W'1!<t4i1 ~ 4.1I~nncc of ~:'il). 'So J"('cl ['I lh~
'l'lI.UK I'OINT (H' "ECINNI.NG,
~rh(:l\,C:"; Nunh OOo:!i~'46" bJJ~1 ." dj;';l..nC~ ()f U 7Q,:.l9 r("f.r Ie;:< ;5 poirlJ ~f1 lh~ Soulh blink uf 1l~(,:
('hylli$ Ctl.I"l: TbUUCt .\L'ng ,;aid s,-,uih nank Ihe rolt",,-,inp C9J ~oUf~ lInu dtsc:JMe-.c;; NI~I"(h
80" J J 'l(l~' F.....Ui\ 1\ dblam;rr ur .N4.2'~'i ft.c.I; Ihencf:". N.).rlll i'lOIl':urOO'" P...t,!,ll .0. llwance,(\f 95 L'~~ fo:::<.~l~
IhNlt< ~O\u.h 0<.~31'UR" \VCtil 61 diJ{I:HU:~d or09.6$ f~eL;, Ibd:nC\! Nnrth 6$"4"'d'" 'I"fu~t Ill,.ll~I;IIt(':.1; Ht'
ii5LI6 (~C.I: Ihenct NOIlh 7'.)"';\7-'.11"' l'i.:1S'! ~J rlJ rC~I: tllo.:mq." f;01~lh ~1.lt;"V2" bll;'~ ,U('_l.)S fl;.u~ ~o
b. ~~\11\ \,}\ C\W\'IUur~: \h/;l'lce U)OIll! tJ (,llr\'c I~' 1111.:: rig.hl. h;IVjll~ a rildiui or 2rK'l,OO rl.:'A:!t. l.\11 ~H:
l(':t\~\" of ';113.06 r~1 .lIiMl thr~'uJ.h " t.:eJllfill "ngll:: ()f 27t',11 'In'", ",,'hh .. dl<K<1 b,"~riu~ K<,)mh
(n"~3'2Q" F..i:il, 11 dl'Jrd ~U~l:'tnce (,f \?) 14 fe~l H~ D 1M..'jn'; Ulellcc ~ouUH>>.~12'()5" We-u, n 1.4,
kl;\ \1,\ \\ 'l'W..'1\ntj ,ihe11Ct' tllon~ a (,;Hl"~\ f(llbe ti~hl, havil1g 11 r1hlhll flf 7,~(I.OQ rc~, an In',,,, dltiU.ln~ u(
~T~UH fl:et.-and \brnugh t. C'c:nH~1 itl10~ (..If ~BiClj5'~911. wit.h G ('.!lord hC.Q.tlng SttU(t1 fl5.!l'j 1'(JJI' F,A}4l,
" '=",hot\1 d(l'~m~,;:. of ~H,\ ;0:\ ieel lo n fl'.,itll Hf I'C-VC'rlil" cUp'lIlure; (he'IICe. .Iotltl ~ t"~rvi..' to,lhc, tel\,
huvinS II r~dh~i\ of 1.~O_oO r~'I!'t, ilU lill; ~lbl.lillC( or, ~IL II; feci li)(1 'hNU.f3,h ~'~~H(I})' iltJ.&k 'Ljo(
4~'01'41", wilh. cl,~,d b"<lti"~ l\,",Q, bS.'27'04" r",,,,, \'l'''rJ dim."ro of IS..1.7Hef:I.'" 'l\~"il;
Ihencll1: suuth E~O{P5~'~ t:a!t~ ~H.6~ fc~ It I ~.po:h,j nrcuru.lurc; Ihl:f1CC iilnll~" cutvc l~ Ij\~ IcO.
b,ill,."{nt\ .. n.dius. ...,r 4oo.O\l 't~tl,llU: ,ete tH-,"bIUl~(: (lr 191'i.2'" re~t ,uud thmu.gl'l,ll c;tnh'Dl.I'.l1V'c .~f
lttO()/J-11t6'\ witb i' dwrd b~tinH NOflh 18:>35'42" baJI, ,G ehuni di.."ucc. un 94.JO (~llC" o'po'lnf~
thencc al<;mt ~ .tU\'Yt k\ the f}~l tu.vlQ~ It r;1dht~ .:if .fs:u.OO fee. rllld lhroiljh Il t:cl~h'~1 ~;)tdc ~'1r
'11'~9.'50:' . w;'h , oh"rd. ...Ii.~ Nor/h. 41'~O'(l)" lOa.I, 61'!.n reol, :l/Jtnc. S,m,h. 8V';Q'<l1"
E.1~!:!.., 7"11.64 {bc-t 10 'u rnill1; th()J\cQ NO!lh OO~;\O'O~" J!"5:lt 84..RS {~d, 11;Ilt. pond;'lheuct,;. SO.OIlI
42.a14"J.K'1 1!lI2\\, \'ttf,7 1oC'1 '0 ~I pI.~i..nt; -nHmrc Soulh.:Ofio26'2J" W"l. B~.$.o' (~' 1.(1" llUll'H;
Tho..,. SUI!\\\ 86"31'21" Ell". I ~Q:'1ll fctlll' . I"'i"'; TJ"",<.o SoulII '47'~g'll!l.. Il~", N".;J r'cl
ui. ]1<Ii",; '1""cc NUrth \Xl.~.6'~lc E..i, 461.56 (,,,1.10. pili"'; nOllce !i1l.11I ~9"2S'Sg" Eo,.,.,
.'JU,O I ti:il,l"~ .~I,.\ . point; ih\~toC N~,rtll 8S~2}1'l4" f:ll!!l. J){)..1(, [~~. "(1. ',Q I'rMntj' fh~'loe. NdrU\
7l'44'.16" r,w, .41.1,]& ioel IU.' po;"'; The".c No"l. 1Y'5~'07" &"1, 2~1,l,q r<:d '\I. l"'il1l;
Ihl.'\4,.~c:'S(tuth 11 "'Ct1'30~ UQ~,'8<)J.:S ft:e' lu a J>Oinl tJfcutv~ll.n"t'; ',he:ncl,,: along. t'ur"'" tu tI~e: Ji"lil.
hll"h'~ 0. Hl'Jiu'l of 2lK\.()(l tc::el; an ;'Ire di~l,lIn(;e: l~.:r')'.o..{f.:ct and Ihrou~h ,'8 pt11h'i'l1 ,au~lC' or
.5Z~2l':'.6". h3"i,~tt Ii ckwrd tmnlnp..SiI,ilnh )~n.o"'])\~.WCfU,,, d1Qld ui~I'UU or 170.47 feel to!
llt,linr;.\he:ul.;C: ."~\Slh ~,qrJ'!\6" Wel'. :;;t7.9O ftel fa l:I phi.nl ~H'ctllynturc; (ht)l1ct alau)! a C~Jrv-e.(~1
the len. hav\\\1l tI ra.diuf.. \)f 5<X't.OO [e:tl..an tlfe. di~lam::t.'I or 335.f.]' reG't lInd Ihr(Ml~h., c~llll"3f OIl~JC.
1)1: J,$''''21'3~t~, w,~h K Gh~}I'd tw:nrh,~ Si,t1lh 2rOtrn6""'\\lC:l:t, ii dtnrd di~lam:e or ':\~t LANJ)
\(.\~ ....-- .
^',l':~''''<'''\~H'~''' ."
c':;(' r., 1. VI <.' .'.'~
C'~ 7.-,:r.;" ~~
(".,;..,t ~ .j.,.,J {,.Q ~
~<~~,.:,({" l'If \~\1;f
'uNii,-,:;"'V'"
___:_1__ ---~-- --_:-.!_,-~,.~
Iq I lI/'\TUHlJtnl 11\.... Sa,'ill' hnJllltI. lU /.'l,H~~
. f' /.UC naG /H! .
f;~ltibit A - Pagc 4
EXHIBIT D (CITY COUNCIL FINDINGS, CONCLUSIONS AND ORDER)
DEVELOPMENT AGREEMENT-THE TREE FARM
Page 51 of78
CITY Of ME1'UDlAN PLANNING DEPARTMENT STAFF REI'OIlT FOR THE HEARING DATE OF MARCH 2,2.006
Pl'.lle 2 or 2:
PM{Ct:I, )
ZONED It.,
ASEiO
i;;i1~'~llIIlllli'~ir,lollv PUll '.
n~37 rect m a 'pulnl M 1",~..-.e'eu""~lUre; thence "k'"g I ""r\'. t,~ Ihe- rlgll1..h'vfng ,
facti,,, ,of )Oll.1)(} feet" At\ lire <lis,.".. Ill' 3U1.3~. f.e, '"~ lhmullh . 'cOl1U'.1 /l1l1:1. Of
3W27'39", with. cburd Iw~rjn8 Sou'" 31",11'41" Wcs',. chold dilllilllCC "r2ulL/R ti.,Ol
t<! . \.oillt; tnellee liouIlJ 60' ~.1'\\4" WO~I, 396.71 feCit" "1"';1'11 of clrrvalllr,\:; Ihence .10',,'11
" ",n'. III the lel\, h.~'il1& . nlJi,,, t>f goo.oO fecr, all a'f" di,lo",,,, "f 5'45.61l 1c<~ IInd
lh."ugh a cC"'ml ""Ill.. of 3!l"04'33n. \~i'h . eh"..d bearing Sduth 41"114'48'" \\""1. '"
chord distnncc or 5"3 $.09 fC~1 10."11' puutl of rever'se:: ~1ir\l:ntlJJ1r; lhmcc al~>n~ a CUf'"l: '0 l.Iu..-,
right, having . r.i1l~s "r 45D.0(I'(II<I, on .,. ,lislII11ce or 514.04 (~el ~Ild IlllUUjlh " cCI,u..1
.1I111e "I' 05"1(,'5S", wilh !I eh(lrd bC.";llg Soud, 54"'6'00" W.s( . ohol'u, di.I"n~o ."f
4.86.54 fe<:l", II poillt: Ih.nce Suulll 8fi"5~'29"'Wc.'(, 1.43.11 feel I" n I",inl: Ihcllee ~ll1l1g
II CUrve 10 (he loll, hal'jll&' !'adill' ,,( :\1.10 1""1, nl\ Ul',C dis"l\'c~ of 29:tj~ ,ftc.( .,1<\ "llm'";;h ,
'colltrol angle Q{O.l"2/i'12", wilh. c"",.1 hc.rin,,''N'''1h tll "2<J '4.1" \1,10$1," eh,'rd'ui",;,'"",
,,(~9.<J9 feet 10 111"';"(: Ihe,'ee NOlU, OJ.'7'49'' We.t a <li.lnll<;\) "I' 7t7li, fcot W', ,winl
of t;UI':"lilum; Uu.mcc: nloltg It l~"I""\'C (1.1 the It:n. having,,, rudius 01 2UO.OO feet. 1m nfe,
dis.i""<;~ ,,,( 1.\(;,88 feet '0"'( lhmugh t CCf\lr"I.nl'lll" 'If 44"51>.)2", with. dii>;" he,,,j,,!;
North 2,5'41 'l\5" WCllL. . ,\horl! di,l!ill"" of /52.89' 1001 10,' 1.:.11I1; Ihe<l<< N,.dh
48"09'2'" WeSl, 112.87 recl 10' roin! of c","all""': Ihcllce .10111\ U cllrve tu the lell,
h..viog . mdios of~5D.rIO feCI, .u ,lre IMglh or 701.2-' (c.:l..nd Ull\}~gh a contl...1 Rl1gl.o (II'
n"(1~,'OI'" wilh u eho," bcunllll Nol1h 84'40'52" We.l.... chonl .1i.'lAllcc "f 654.69 fcel
,,,. p"jlll; lb."e<.' SUlllh 58"47'.13."WIISI, 5M.91 fecll(l'l~linl ofourv"llm:: lhtmcc .1''''1&
.. ,>ll\'e Ie tbe rilthl, w.viog" ..odius of 120(1.110 10<1, '''0 ale diSCo"en of ~49.n feet .od
tIH1lUJ,iJ, " 'Cnl...1 Mlile uf 45'''20'44:''. \\'ilh I cho..d hCll';"1I gouth'l\'"2N"OO" W",t, "
ehnrd di.laoce of 925.12 f<:c\ to . ['<Jim; Ibme. N,,,th 1S'51'.1W' W""l .. disl.llleo of
Mi1.78 Icel; Ihcoce North' (KI"16')P" !lb.r . di".".c "f 463,90 f.el~ iha"cc, S""lll
MOJ6"OO" W"", .. dl.lJlll'''' <if 357.39 reel (Ionnerly $011111.81>"32'30" IW.t.. dl.l"o\,O.(lf
:'I57.~1l recl); Ihence SOlllh '6?"n'OO" 1'.'..1 . di_I.llce of 104119 feCI; lhen"" .s,,,,'lh
N'3)'(K)" We" a distill"" of IVJ.)O li.'ct: IIlelleo fio'll, M"H'JO" We.t, U di.IM"" of
245,~8 foci; tho/lc~ NImh ~'1"2n'O(J" B.... . .Ji".""" of 156.89 feci; ,1\01"" l;"Ulb
'N3"03'(IIJ" Ea'l II oi'lll"e. of IS1,5R reet, Ihe"ee Soull, S8''2~'JO'' (!all! . eli,'i","". "I'
138.~1 1"'1; thence .g.lll(h 44"1,II'UO" Eo.I . ,\i51""'" of 1~.2S 1'001';, ihencc ,N""h
75"'51 '3R" W~~t,"164.2~ fC''''t;'l1..1 fi pi)illr (if L'tlfVj!ltucc; lhrll1CC nl(l1i~ ,fl CUrVe (0 Un" left.
llltvi"ll.' .'lldlu. u("/50',00 ,f<llll, ~II ."~ I."glll 1'[ 4.1.1,71 f..t a.,d lhn>ol).h n "enll''') ""llk.nf
Jrll:S8", willl Il cllll111 hCllring 1o:0lllh !l8'VI'53" We", . ch."l dlotono" ,if 4 1 6.. ITf"ol
In "1",;nl, Ihonoe S"',lh '/1'5S'24" WI'''', )5Z,27 [""II" .poinl. ,.fcurvlll"..e; Ihon"" ",,,"It.
n curve (II lite righI, h.ving ;, radiu, of SDO.OO fec~, "" nrc. <Ji'1nnce ..1' I !l5,llldeel liud
\h",ugh II ,enlllll lingle "r 17'411'08'\ wIth" chnrd he,'ting S"ulh 80"~8'28" w~.,. n
c'bo..(1 <lislunc<, "f 1.54.44 fOCI I" . I'oinl; Ih'"ee SoUlh 8V"4j'n" W..... " d;s,,,,,,,,,,,)'rU1 05,04 r"~t Iu ", p"illl, Ih~ Point .r n.~lnnIJl~.
S~ud r~.rcel ronlnintng I 67,()2 jI.{;""C:k, l'u~~e i1r leu.
-_.-~-~,. - _._-_..._~-- -_.~-~
h~ ( ~1I1"~t1\)'UI 'l~" .. hlle r, "t1idllli'l I'IItJUj'
r. i'!IV "'II 7JJ'j ..
E,xhibil A,. Page;'
EXHIBIT D (CITY COUNCIL FINDINGS, CONCLUSIONS AND ORDER)
DEVELOPMENT AGREEMENT-THE TREE FARM
Page 52 of 78
cJlrv OF Ml,RIf!IAN PLANNING f)I;PARTMENTSTAFI" REPOR'r FOR THI' HF.AllfNG DATF. 01' MAJ(CH 2,2006
Flsa..
Antlc~~u,' S~:;';j (;IO\l~ UltllO
EXHI91TA
PARCEL ~
ZONED R'.l!
Logel Description
A parc~I of I.nd slJu",ed ., Saellan n" township 4 Norlh, Range 1 Wesl c>f 1M BolM
Meridian, Ada County, Idaho, being more ~rllcul;lrly OasCflbed os loIlow: '
Commencing allh& 5oulheasl'corn"r ol.sald 50.."11011 22, saki polnl ""ln9 ma'ked"b): IIn
aluminum esp, Ihence along the Soulh line,or Gald Seotlon 22, Nor1I1 89,'17'39:' West,
1293.61 foe\; tholnc:e eonllnulng 010n9 S.oUlh LrM of silld 581;110022, No.th 811'17:39"
~e~1 a disl81108 oJ 1353.62 'eel; th&nce co'llinulnll North ,B!/"17'Q9" W...t.j \I.isl"""" 'of
264U6 leal 10 the com.., oommon 10.Seclion. 21,22,278 end 28; Ulan<:e along It,,,
south IIna 91 .ald Seatiun 21 No.fh, 69'24'46" Wast a dlslsnce <>f d07.5'11eel; t11"1'IC~
leaving ...id South IIno NC>tI~ '0'0'22'6'0" E.R" a dislan"'" of 2039.'08 'IGIlIIG a'polnl 'Onlh<:
Svulb ,bank of .tha Phyllis Canal; Thane" .Iong "aid SoU ", Bank lhe rGliowtllg (9.)
courses and dlstsnce.: Norlh 8'0'3;1'3'0. 'Ea.t '. di.lence 01 494.26 fael; Ihence Norti,
6'0"4'0''0'0. Easl " distance 01961.63 fe"l; IhenecSotllh 00"31''06' We.1 II dislallCC of
'69.65 leel; fh'mC9 NIlI1h (l5'46''O4" Easl . dls'ance of M1.16 1...1: th,,'lce North
79"37'32" Ea.t " dlstanoo 01 67.63 1....110 lh.'TRUE POINT OF BeGINNING:
Thene" North 79;'37'32- Easl a dl.lence 01 658,'01 'eot; U",n-.e Soulh 00'115'34" Wetl .
distance 01'6.901"el; thence North 76'21 '21" Eaol ;j dl$l..nl'<' '01 ~4&.OO fael: !hence
South 84'3'0'54" Ea.1 & dl.llln<:e 01 198.8Q leet; thence SOUUl 6()"22'4.S" e,&l;I, 442.69'
I""~ Ih."".. ki.Wl9 $aId SouU,lIno South '0'0'28'13: West 494.1 I real to 8 !lOIn': Ihence
along 8 CUlVll.IG !/lc.lelll1evlng a radius of 450.'00 lael, an arc lenglt\ ol7Gll,~7 leet'.81'1<1
Ihrough a cenl.al ~ngle or 91059'5'0", wllh 8 ch<,rd t)earlngSQutb 41"30'03' Wesi,
679.22 lae~'lh9l1,,", along a curve to (he right hali1np" radius 01,:.0\00.'00 /lI"t, ..., lI.e
lllngth 0'196.26 feel and Ihrouol1 8 central engle 0 2B'OO:<<l', wutl" Mo.d be"M.lJ
Soulh 78'55'42" West. 8 cI1or'd tllollln"" 01 194.30 feal to 1I1l0lnt;.thlln<:lr North 87..00'5!;"
We"t, l\ d..lance Q181.62 feel to a paint '01 eurvetu;e: Ihence along a curve to the .ighl,
having a redlu...:ol 25'0,00 IHI, On a".'dlstance 01186.18 leelond li1'ouOh,8 'oenlr81
IIngl.. 01 4-S'C7'41", wllh a ohQrd boating North 65'27'0." W.sl. "cnotd, dl.l011OO of
1.83,77 '''''110 e. polnl 01 fliIve"''',CUIV"lu'8' lhence along .. elll"" 10 the'len. hBVlng a
radius or '75'0.'00 foet an 810 dls18noe of 575,'01 lael "nd ttvoUUh a ""011..1 "!Ill Ie of
43'55'31)", with. chord beorln!i NOrll16S'S1 ''03. West. chol'd dis\llne1ll or 561.'03 ,..elto,
. point; Ihence Nonh Qti"12'05 Eaal, 237,43 feal 10 a poInl 01 cul'VlIture; Ihon<:8 along II
curve 10 1118 kilt. having.. r.dlil6 012'00,,'0'0 leot. an arc Ienglh alg6.~ leel ~nd'lhrough a
"",,,Iml en91" 01 2i"31 ''07". wilh Ii chord bearing Nonh 07"33'29" We'l. a ehor~ distance
of 05.14 IMllo a"polnt; (hei,... North 2'('19'02" W..sI, 35€t051""t lo'foEl! to 1M PoInt of
Be91nnlng,
Said parcel containing 27.32 acres, more or la6s.
IOnd 01 Oeseliplion
r'roj..ct Nc>. .'05132
Oecember 14, 200S
_"_;~;__'_l_'____;_'~- -......~
Hl\ li.llle'U~t"'I\ . htH r. th.,I~lIJlj 10 U~H
r U,~_"R r.\~~ ..
Exhibit ^ "" Page ~'
EXHIBIT D (CITY COUNCIL FINDINGS, CONCLUSIONS AND ORDER)
DEVELOPMENT AGREEMENT-THE TREE FARM
Page 53 of 78
CITY OF MERll)lAN PLANNING DEI'ARTMENT'ST AFF REl'ORTFOR nIEHF.ARING DATE OF MARCIl 2, 100(,
ASCi
~IIIIC;lonS~"'llq 1;1;,lIIllU;'O
eXHIBIT A
PARCEL 5
ZONim eN
Legal Descfipllon
A parc...., 01 land silU/lled In the south ,one-hall allhe Northeast Quar(e,' and In Ihe
8alJlIIHalf 01 Se,cllon 22, Township 4 NOftl1, Range 1 Wesl 01 Ihll Boise
Mer,dlan, Ada County, Idahn, being, moro pal'licular1y described eS'follow:
Commencing allh.... SOuthaasl LOOnier pf said SeGlIon 22, Mid point being mal'k"d
by an aluminum cap, thence along 1he Soulh IIno 01 said Section 22, North
89.11'39' West, 2641,23 feelto Ihe Southeasl corner of the Soulheast Quarter 01
said Section 22: Ihance conllnulng alo"'<l said South line. North 89'17'09" Wesl.
5(1,05 feol to Ihe True Point or Beginning.
Thanm continuing along said South line, North 89'17'09" West, 12<\3,01' Isetlo II
pOint thence leaving said Soullllin8, North 01'59'10' Eaet, 343.83 le,et to a point
of curvature, theMe along II c~e to lhe right, having e radius of 150.00 1..,,1. an.
arc: distance of 221 ,56 (!lilt and lhrough Il central angl.. of 84'37'4i', with e chord
beel'lng North 44'16'01' East, a Chord di~tanCf' of 201.96 leello a po~llOt
I'everse curvature; thenCe along II curve 10 the left, havln9 a radius of 1000.00
feel. an arc length of 470,21 fee! aod through a centrel angle 0126'56'40., wllh a
chard bearing North 73.0S'32" Eael, e chord dislancaof 465,95 leel,lo a point of
rev"~,, curvature; ~lence along II curve 10 \he right, haYlnll a radius 01 500,00
faet, an aro dIstance 01 494,38 feet and Ihrough a cenlral angle of 56"39'05',
hailing 11 cho(d bearing North 87'59'45" Eas!. a Chord df51llnce of 474.48 feet 10 a
polnl; Ihence Soulh (\3"40'43" East, 311,09 f",,1 10 " polnl 01 ClIrvlllure; thence
along a curve to the lert, having a radIus 01700.00 feel, an IIrC dl51ance,ol 363.59
lect and fllOugh II cenlralllngle of 31 '23'49", hailing a chord bearing South
1.6"24'45" We"t, II chord distanc" of 378,80 reel 10 a PI'lri!; Ihmae South
00"42'61' Wa'l. 154,07 f"",llo a poinl, Ihe PoInt Of Beginning.
Said pal'cel containing 17,26' ur-res, mora or less,
End deSCliption
Project ND_ 06132
DElC<'llTlber14,,2005
~--.:-,-,- _._-~--,-~_:_-_........
UII hUlltt..!1 I n ~ ~1l.II(I' I "~.HctlplI, Ie !'I;O
. ,"I bll,l HI .
Exhibit A - Pago ")
EXHIBIT D (CITY COUNCIL FINDINGS, CONCLUSIONS AND ORDER)
DEVELOPMENT AGREEMENT-THE TREE FARM
Page 54 of 78
, IN(' DA".E OF MAIU:'H,'2, 2\10(,
, , , TM F N1" STAFf REI'QRT 1'0l1. lTlF.l,lloAtl '" '"
CITY OF Mf;;R,lD1AN )'LANNING Dm All , '
!.!,~~o
EKHIIlIT A
PARCEL 6
1.0l\",lmIHS
Lellor tJ.""rlpli<>n
A parcel at land 'Itl.lil;led in tile !I<luth'QM Halr:orSllcllon 22, Township,4 Nonll., Ral19'" 1
Wesl of U,.. BalM" MaridiAn, lIda County. Idaho, baing more Pllrllculatly d"s/)fib~ ".'
,fallaw,
(~mllwlwinR .llhe S'"l1h~.,,1 c~"'<I"uf ..1.1 S~",io",22, ...Id !Willl boi'i$ "'Ilrki>d by'.n ~Iu",i)i"",
""p. IIl.n.. "OBi Ih. Soulh Jjn" or ..id S~\i,," ~2. Norlh t9.17.W" We,1, 26'17,<3 rCI'U" lhe
S\ll,U1~:.a",( ~l)mtT t)~the Soothe-asl qUltt~.ct: <iflBiti S(ltt\t.m 12; lh,,"~:,,~ C'uulb'.ujulI a!onj!.$.llid SI.)l11,h
Ii"., No.t~ ~9'17'O9',' W..I, 1293.11, rouI 10 II,,, l'nI."l'olal ()fll<~lollla1l- "
"fhcnc"" Ct'mti,'Uinv IiIlo"ng li1lid StJulh til'l~.: 'N"Tth ~9: 11~r,..r- We1i\, 1jj,l9i.J t ref. l~ D I~u:hll~ IhC:IIC:~'
l~;\vin~ .I;;~id Strulb.H~ti. Il.JOJ18 II [lU'YC v~ Ute: ri~h\, hl1viQg 8 rediull of 2400.fX) lect,' un.lUl; hmg:tb
'If 8.l9..9;\ r~.t ~~\~j Il)rl'..lugh I ~~nC1l.t an,e.Le or1.(t'i'~'06", w;th.. chord lW~flni.! Nu.rlh J'~';'4~1""l6"
E!'i(1 3 c:ltl1rd dh'lmlCc-<)fRJ5.6$ fC\.'t ll) fI. PIJIIl1: HIt'I\~1t Smuh 7.5(,~ I\JlI'" .Hf...~. 16,,)' rrit'I' 11,.1 It P~,iI1i
. or CU'(~4"'lre; Uh:llCC along iI eurve h... the: fcn... h3sin"e ~, T~~lius of } 2Ot).OO r~~t nn: 111;1.' 'leug:di nr'
949.71 f~ct Iud !.brnug), B c(:UTn1IlJ~lglc ~r 4s~la"'H"1 w'ilh D otuvd hJ;arln~ ""Nonh HI~28~(Ki"I!,.ur;
. olwd <Ii'I'oce or g2~. 11 reet 10 "{,,.bi.; .h.,,<,o N.nt, S~'.?'38.' \iJl", ~02,91 ,.....111>" "uhll ',if
ltlir....n!Ure; lJ'l'cry,ec nlung ~ cwr\r~ to tho righl, hij.~'~"i ;;i IfHjiur'.Hf '5(l,~1(} r~cl, rm .att di~llttl<:~. nf
7(ll.,B n"t;t nntl lhro~lh 11 QlO'ut.ml 3rlllk or 13[1m~(j.l~\ ",,'hh 11 t:hQl'd bNrin.I 'S\1~lIh R4n4.0'..s:f'
t-i.li:I, liI chord di:r~.lnt;O ,,,r 6:J4,l)9 ,r~oj tv Jl paint~ Ule\~Ce Soutb 4~w09~21''' r.:.ft~, tn.NT (f~el tu 11.
puil\t ",'f 1;l.U\'ahac: thC'l1~ I1lol1y' ~ '\'.f"~1 1(.1 d1C rif;.htr h.;1\iinR, II radlu5 oj' 2OO,ij(l feet, ~n ~1'(,' l<,m't1h
vr 15:C,.8K fetf IUli.l tI\l:ou,Kh " t:c~lrtjl ,j1H,I~ 'I~f 441')~'n"~ with a dU1U) ~ri"f SHuth 2.fn41.0.~"
fl-"tu, u ch<.mJ J.ill"liH100 (If I ~l,,)iO ft~ Il, iii pt1ifll;, Ih~1L';C St'\\Ith o~"" J' 41)" P.o.l., 12..16 fecf, h' u poinl
(If t\lrVllltlJ'e~ lhi:D<'C .ltI1lg n curve: IC'I U,e: ri&!u. hrtvinl:\. \l1'o\.\iiU!; uf sou,em f~..an .IIl~t' diii1Jmw or
,HAt> feel 00..1,0"<>"81; ~ .'''\r.hlll/le of36'S6.j~"..,~..,i'h .l"n& thor~ b""rin~ ~ll",h 1,5'1 ~'JU"
W~~l. II chord rli:~i'mce ..,r ~ 16.g4'fl!ef ._0 n 'lltliJllvJ'rtwn,c .cu,l\l"ftlu.tC, thence a'tm~ ...'cur~~ HI I'hl!
Jefi, hrl,(111t II r3dhl~ of 700.00 (~td, lIfi" ore ,diu8i1(.'i: rir-lfi""'F re~\ and thmu'gllu Ctt1fra) ;Ulg'J~, of
1.]7'O~", willi. chord,Maring Soulb 3~'JJ' l4" W~", . 'ObN" ui,""<'C ,,/ 19, n rOOIIl> . poilll:
',hence: ~tjr1h ti,ltl1\014J" Weir.' ~ II,.OQ fee.: In a 11oitl( Q:r CU1"Vf\lur'O; ~c:::n\:('" nlont: ~ t:uf\'c'ti\.thc len.
lon."" II rodlu, ,.1 ~OO")II 'r.<I. .11 ",0 l'U&lh Of.'49;U8 {tcl .,1<\ \h,ou~h II <om,al ..,~1, or
5(>',,~'ll~'" ",1\.. d.o!!1 b<.,It,. Sllj,Il" 87,"Jil'~5"'W<<I.11 d""<I 'ui"M.. "n',IA3 f,,<1 I" 0 pni"l
I..~r revt!.I'~c '(;U1VtltUI"C'; lhcn('(.l along II curVe \(1 [h~ .right h.:\vlIIU a n.diuio o( lOUO.OO f~l;. tIn an.:.'
,h:-J~Rlh (.If 410,21 r~ &1...1 thrlmgJ, .~ f-(~rHr,,1 Oll)gJ(!,Qf ,llil\~~'4Ci"I' wHh II ;hnid, bCiilrill~' Smllh
'13(.Ol't'32" \V~n, II .!:.hwd dl"$fa'I":c ~~r 465.05 fecI, hl' 11 'POII\{ or rclJet$'e ~Ufvit'g'c;. 'hence ~lou~'~
\,lUl\'C In the- len. h.;vill)( III mdius nf 1 ~f).on feel,'lIn lire. 1'~J\glh,ur221.Sti re~l i1~'Ml,Ur..push ~,'-"~nl.l~lt
,iUtt.\~ tif It-44<~1!4)~\ wilh II chord hC.luif1tr SOluh ~40l K10l"' We!(, t\ <:.hon!'di~\\)T\C1: tif ItQ1;~,6 kcl
\t,) a poh'1,; tht~ Sllu,.h (lll'I,5I)'!O" Wc~t. j/BJO l~.l:llo U fltlilU, (he Pol". or at~bmh\ft.
~i\id ~fl.t'i:lQll.<flnlRinlil.!f,loJ..95. ~c:r~s, f1}(lrc. ol.'.k$Ji.
/ I.t:t~y';?; '~~
.:1:~;~~i;;r~~", .
':r: .'7/1H~"
, J4 b(:t.-.,.. /- '
,":;1 ,'.~. " . \'t"';'t'~..~~.'
"o....~~" ()f\\ ,"C
hOA~':-.~-~\.i.Y~~"
~.:---"""
'J.Ild tlt'1'<C.'ifllion
Ilmiect ND. O~1)2
1l~'\1I,I>Ol 14, 'lilO~
-- ---- ....__.._~
..lIII!l..:..-...t-....-... . .
l~l t 'YJi.ll!n1r';,H \11. . ~11l\11' t\~I~Ll:II'1J 1D UH>
~ 1'll-,U'l.t,ll~~ . " .~,
F~hlbil A ,. Vagc 8'
EXHIBIT D (CITY COUNCIL FINDINGS, CONCLUSION~D ORDER)
DEVELOPMENT AGREEMENT-THE TREE FA
Page 55 of 78
CITY OF MERIDIAN Pl.ANNING DllPAIUMENT STAFFREPOli'r mli. THEHEARrNG DATE or' MAR011, 2006
ASCi
InrleL',nll SIlIV~\' 1.101lf1.<01l10
(,:Xl-IllJll A
I'ARCEt 7
ZONI':D CC
r..gllIDo.:<cript;.m
A ['ill"'" of.lni'ld sil".I"" ill tho SOlllh.",1 <.lUIlrI.r (,1'5<:<:1;1\1\ 21'11I<1111. Suuthw(,<t
Quam" on2, l\'wl1sh;p 4 Norlh, R.nlle 1 Wc", .ofthe Uoj~ M.lidin"., Adil en,,"!)',
ld.h.., hcill~ mOl'e parlleut"rly (I""crlh<~l'., foil"",;
G:'InUHcuclng ld the St\ulhcA.'iol comer ofsnid SC:~:f.j(\11 '2l.lhl.' Trul' Pohlt .of,lJtJ;!:inlling:
. Then.. ul\."g lIi.. $011.111 I;ne of ,.id Sool.,," 2.1, North R9"24'Z)"We.II" ~6~,)1 re.., hi il
palm: Ih,~wc 1e4"inll~ili<l SUUlh lino, ~nrth 1)(1'-:14"29'. E"",, 17,2(j r~t to '1~';l1t.lh.llcc
NOllll 0.1."00'02"1 Ua..fiLj Jo16,6'2 It:d lL) u }mint' of cur\'llturc; tlt~ut, l.llt1l1S'U ~~urve lei Ihe
ri~hL. h~\I;'lll " rnuiuSi or KOO,OO fc..';{~ all RrC ~1iilnn(.iC' of 22R.9~ r(:~ 111\,1 lhro\lg.h " "..(.~utl:1I1
llnglc 01" 1'/;'23'54", wilh a <hord h,,,,:ill~ Norlh '11 '11'59" ,804t..~ cho.ll llisu",oe 'If
22R.l.8 ICd flJ..a I'HJint .ofrcV(l:rso CUfWl[Urc::~ llWtll.:4 alnng a.cl.n"vo .~1 ttlC left~ l'l~lvinc.;l .
n,diu. "r 400.0G reel, i\l\ lire h'n!;lh HSAO 10cI."d, th.o,,!!h .. <entral 0"11'1.' "r 3~~(J<)'05".
with. d.dlOrd bellrinll North 01"49'23" Easl... <hurd di$laneettf24 U71e.Il<1asooiill;
Ih."oo N'''1h IS'4YO\l".W.." 11.5.34 fc.Uo" p..int,; Iho""" NlII1h 71"55'24" EO'I,
1.25.94 [';01 to" pOUll of cllI'\..lllrc; IhenoU al,,"~ a CUI','e 'Ii Ih...rlght, 1""'"10' mdiu" "r
750.00 rect, '"' .arc dlGl~neo'of,127.71 rccloml throllllh. <..nlur ftl\glc "I' n",12:SW'; wiU.
. dwrll beurinllNOIl.h Rij"OI'S)" Eo", a d~"'il dlsl."e..,or 416.17 1'''''1 ,to .. 1'0;111; '('ho"ce
,S,,"th 7S'Sl'3W' Ea.I, 264.25 r""lla " 1",lnl; lhCll,'dl<lulh 44' 2.0'(10" H'st, 59.46 ,r.."
llleneo N,"Lh 00"'16' 30" baSI. J2.0J.1~1; ,ll'ell<" Soulh 75'51 '38" "a.!. ,(10 1 , 711 rool;
(lIenee along 0 curve II) the len, h.vinll n ,..Jiu. of 2.ttlo.oci lcet, nil 0'" I.,.ll/.I!rof R.l'I.9:I
r"",..,,,jlhlllllllll n c<,"lral angle or 20'OJ '()(j", wlth.a chon! bNlr;.'li: .!;I,"lh' 15'42'] r,"
Wi"t'. . <'h"l'd distance ur R35.r,~ fcelll') fl poilll 1111 the South II lie "I' ,.i<l 8","i\.>1I 22;
Ih."ce .11i"g said ~l<lulh.IiI'O;N"Tlh ~9"17'09" West, ~r,I.'l~ feCi tn Ilul Pollll or
Hog/lining. '
S.nill p~n,;d eOl1Ullnil1R 2:H..45 ncrclIi. 'mi'll'tHJl' Ic~!',
End of Dt$ctipl~OI1
l'flljr",.t No', II~ I] 2
Ja"',,OfY 13,2006
--_:'. -.- -~---_.:-~...- .III__-'~
Hll Wlllill1lW4'1 II' , . !'ilil": I. I'h./l,.hl,.1I1 8.H.O
P laUiI IHI .
hh;blt A - rag" 9
EXHIBIT D (CITY COUNCIL FINDINGS, CONCLUSIONS AND ORDER)
DEVELOPMENT AGREEMENT-THE TREE FARM
Page 56 of 78
(~ITY Ot'MERlDlAN PLANNING DI?PARTMllNTSTAFf'REI'Okr rORTHE HEARING i),;;'n:: Of' MARCH i;2()~16
ASCi,
111IIR1.,)~,S[lrjey Ii IIIUpIGUI 0
EXHISIT A
PARCEL a
ZONED R.15
Legal Dcscriptkln
A parcel or land slluated in Ihf' Southeast Quarter of 5.eOllon 21, TOWllshlp4
Norlh, Range 1 Wosl of Ihe Boise MeridIan, Ada County, Idaho, baing 1ll0re
Pillliculady described"s follow:
COmmencing !II thE! Southeast comer of said Sec:tion21, thence !Ilbng Ihe
South line of said SOOllol" 21, NOlth 89'24'23" Wast. 868,32 r!letm the True
PolnIOll;legln"lng: '"
TII6nC$' oonlinulng along said South line, North 811" 25'31' West, 439, 1 9 faolto
a polnl; thenca North 00.22'50" Eillit, 859.78 fa!>l 10 a pOlnl; thence NOllh
89,.41 '32" Ellst, 105.05 1",,110 a poInl ofcuNalur,;; thence 8100ga CUNe to fha
'efl. hawing a radlusaf 500.00 IEIst. &1'\'lIr.o distance of 155.06 feelDl'\d through"
cenlral angte of 17"46'08", with a chordbearinl/ North 80.48'28' Easl, aChO,rd
disl\\nCll of 164.44 leet to B poll'll: thence North 71.55'24' ES$!, 226.33 faol toa
Point thence South 15.45'09" Easl, 115.34 f"elto a point of cUM,lur,,' thance
along a curvo to the right, having a radills of 400.00 Jeel. an arc length of
245,40 leel and Ihrough 8 centrat angle of 35"09'05", with a long chordboortng
Soulh 01 '49'23" West. II chom distance 0( 241.57100110 a IJ<'llnt o( ra,Yerse
curvatu....; thellee along a curvo to,th" teft, having 8 ,&dillS of ano.oo, 'feet, an'
arclongt~1 of 228,96 f"t and lt1rough a central angle or 16"23'ii4", with a chord
bearing Soulh 11'11'59. Wesl, " chord dlslallceor 2<18.18 f(lelleR pellnl;
thenr,a South 03'00'02" West, 346.62 (eel to a pOint: Thence South 00'34'2~r
Wes!. 37.20 (eot to Uw Point of Seglimlng.
Said parcel containing 9.'11 acres, IlIOre or tess.
End or Dascrlpllon
Project No.,OS132
December 14, 2005
___ _1_'.'.:_____:.'___ __.....~
151 l.lll1llj't'"lIlfllf l;l. ~ ftHl1! I. l\l:Id~IIl"" ItlllHH
'p 1~8'"KN iH~ .
E.hibit ^ -- I'.ge to
EXHIBIT D (CITY COUNCIL FINDINGS, CONCLUSIONS AND ORDER)
DEVELOPMENT AGREEMENT-THE TREE FARM
Page 57 of 78
CtTY OF MI~RJl)IAN I'l:ANNINGDEPARTMliNT ST AF!' REP()RT FOit Tnr, IIEAtUNO DATF: OF MARCH 2. 2006
-'.~~'^-i,'
'~
~~ ~ i~
~\ ~ ~i
! ~ IUr:
~~
'r,
\' !:.r~'.'.'.)r'" '"Y'-'
"I I
\
\~"'" I
j '1\,
, .'
I \:\, "'"
II \i ""'.-'
t I
~;
-..- ~I""~f-"'
I '
. ,
, I..~
/. I J
,.. ! ~
i~..L -\;
I I
, i :-
iJ i, -
I
V. ;!',I
'\ ' ~ 1\ ~
'f~;
,~t!l
i{
."..... -\
i
/
/
i. l'
\ .;
\ \;..<1.'..-. "'~<J
\\ I
.\u.
1,\
\
i~;
'<.
\,
l\
q
, ..
1.__
!ixhib;1 A.. "age II
1---'-
~.r-,- "A~
1'1 1,i'}i:" ,
ltt"i'I,~,1
.,~ .i; 'J!'{'*;~
'~I'EW
~'J.
i
!;
i '
I
l~: :,~ ~!
~'l' ij, ,I~' ~
",'1 I, - r
I.
EXHIBIT D (CITY COUNCIL FINDINGS, CONCLUSIONS AND ORDER)
DEVELOPMENT AGREEMENT-THE TREE FARM
,~:rl t
~.~ ~
~ I,
!
i; I
[
I
.f.., .
\"""J
').:1'.
\,
\
- -"'",,",,'!" --. "'I.
. ~~
t!
: ~,
~~'J!.I~
_". 'I- I'
\ !i f
I ' ~
.,...J '". ! j
I," 'J.'.... 4' I
, ~'--.~1' I
f ,I !
\ \ i~~l \1
, \ P I
\.<> I
.\ ii::'!'\.,
\ ~'~.~ .,.....,.""~."Lt
\ i
I .
).. .-<,,-- .-i
~'.-J.'.'" j ;.;l
'" ~ij!
. "
I,.. [ \
\ ~~.,..".... I
'\ . .1 ~ ~"'1.,__.r
, ~.oli
'I :i.t-- t
...",/, ;......--r;:;iJ." {--~_..... j
\,':.
147:
~ l.~~
Page 58 of 78
CITY OF ME,RJDIAN ['LANNING DEPARTMENT ,TAFF Rf::('OltJ FOR THE.HEARING DATE OF M>1.RCH 2, 2006
B. Required Findings from Unified Devclollmcllt Eodc
I. Annexation Findiilgs:
Upon recommendation froUl the Coni mission, the Council shall make II full
invcstiglltlon and shall, at the public hearing, review the application.hl onler to
grant allllnnexdlon and/ol" rezone, the Counell 8bll1l make the following. findings:
l. The nlllp aliu.'lllhllent complies with the applle.blc provisiollS of tile
comprehensive plall;
The applicant is proposing \0 wne the subject propertYtoR-2, R-B, R-15, C-N
and C-C.lftheapplicant provides some R-8 zoning adjacent (D the west side of
WcstWing Estates', Council tinds lhat the proposed zoning map 1Ilm:ndmelll will
comply with the applic;]blc provisions of the Comprdil:nsiye Plan. Plcase see
Comprehensive Plan Policies tmd Goals, Section 'S, of the Staff Report for mDre
information.
2. Tbe map amendm~nt comlllies with the regulations outlined for the
proposed district, spedfieallythe purpose stlltem,mt;
No development is proposcd concurrent with the zoning m~p 1)lticlldmenL
Council finds that thorearo several uses that arc allowed and condili6nllHy
allowed withinthercquestcd zoning dlstlicts. If the applieant .colllpl:ies witll'the
provisions qutlined in the development agreenumt, Council finds tlialthe.
proposed cOl'nmerCilll arid residential districts will be in compliance with tlic'
specific district regulllliollS. Council finds that future dcvo.:!opllIelll of this
property should comply with the established regulaliollsaudpurpose sf.atcmenls
of the resident iuland commercial zones,
3. . Tbe map amendment sllllllnol be materially detrimental t.othepublic
health, safety, and. welfare;
Council tinds that the proposed zoning umendmcllt wUlnot be detrinwo(al to the
public health, safety, Dr welfare. The Commission and Coullcilshould rely on
any omlor written testimony thaI may be provided when d"t"muning this
finding.
4. The map amendment shaJlnotresult.in att adverse impact upon the delivei'y
ofserviee$ by any political subdivision providing public serviCes within the
City including, but 1I0t limited to, school districts; alli!,
Council finds thut theproposcd'zoning amendment will not result in any .ldverse.
impact \lpon the delivery of serviccsby any political subdivisio/il providing
services to lItis sile_
S, The allncutlon is III the bcst ofintereSt of the City (IJDCU-5U-3E).
The proposed zoningamcndmcI11 wW provide zoning districts that are consistent
with what the City hasclIviikmcdforthis area. In llccordancc with the findings
listed above. Council finds that Annexation and l<minu. of Uili..P.roDel"tVw~
!!J.Jilil. best interest !.'If the City. if.1b~~ppIieant orovidcs revised lelia I dekrilllions
fQL!hs: R-8 and R-15 zones. ;11\(1 Mters into a DeveloDment AI..'reemenLU2t\l wilh
Ihe Citv, ~s mentioned in Section 10 of the StaffRetlort,
l':xh,bill.l. -..Page 1
EXHIBIT D (CITY COUNCIL FINDINGS, CONCLUSIONS AND ORDER)
DEVELOPMENT AGREEMENT-THE TREE FARM
Page 59 of 78
CITY OF MERIDIAN PLANNING DFPARTMl1NT STAFF REPORTF(lR THE HEARING DATE OF MARCH 2, 2006
C. Concept PllIn
h!~
"
'.
-/
( {,."
'-"'i::'-- ,'-"t,'",:?
\. I~~''''~I .,,.' " ;.
\
\
I
,{ ,,-.--..,,-.,.- ,
! i I' 'I'
, \ I '1 II".
I f! ,l'
II 'I l' ',n
d"f!"fhl'f!1 Il;, t
'Ii . j I I. ! \ I '
j'" III !",.H . ..,! ,. L I
~~. !, , I ! "
~[][JLJIi Ilii I
E~hibil C ' Page I
EXHIBIT D (CITY COUNCIL FINDINGS, CONCLUSIONS AND ORDER)
DEVELOPMENT AGREEMENT-THE TREE FARM
1'~ .
~I" '':!i
. k'
i.";j'
[31
n,:i'
l'{!
d;ft
dll
tr.
Ihh
,-
E'"
1-~
"'--
u...
ClJ_
ClJ' '
1- '.,
I- '"
ClJ~
..c: "
~~
II
Page 60 of 78
<::ITY OF MERJDJAN PLANNING OLiI'ARTMEN1' STAFF REPORT FOR TilE IIEARING DATE OF MARCil 2, 2006
D. AdQ CoulltyA~sessol"S Ownership
M:ap
Nt
! '-"-")'1'../1 (' -.
LLLJ:' k('/\ _:'C1\.
;' l\ P .t\\:~ \ l (y~ud-,
i (:",',.\ li,I'll ,l_'_(
ALDAPE
-, - "_ '_, [BASCO l,AN~
PIi'r'l.,{l .. "" \,
- '_, ,_~ C-W-'1{ ':-.
\~<>;_/;;:',):,,,- _" __ _ _, ,_ , l "
" \'/' - - - (MDCI/ / '/ - '/" , "-
, > "-, i' / I ;' /-' ,
'-;~-" -, TEeo' ,'" -', , ( /1
'll'-' -. "
~/~, I
/~ '
\~"
-,r/>,
''///
\</;'
.~
- - "~I L _ ,-,
" I
' i
,.". ..~ ,
. ", OwnerahlflllccprdiR9
to Ada GOllnly, 'I
yia ArcVlew GIS
TECO
TEGO
o
10
,2
MDC
MDC
" .j
~ -I () C t\~'.)(ii~ rJ
E.hibi, D - ""ge ,I
EXHIBIT D (CITY COUNCIL FINDINGS, CONCLUSIONS AND ORDER)
DEVELOPMENT AGREEMENT-THE TREE FARM
Page 61 of78
CllY 01' MERIDIAN PLANNING DE1'ARlMEN-r S'fM'F REPORT FOR t'RlO HEARING DAn, 01' MARCI-l 2..2006
E. Updlltcd Ownership Mall
,ti
. .
~{~
~~H
"E,
'f'
).1'-
Ii
n T
~.E. !-,~'
'oJ t '"
, ~' I,..H]
i5 g. ..,; l~ 'l3 ~
"~~.---".,-".~,.S.}.._"."ir.,,,~=,,,
~ -g'< 8
,.= [;;I~ -
i
;;. t,;;
-
~,
~l
"
~N=~,7r:~~.
lit"'" .'''_
-j;~r--~-"-'
lJ'J".-,.t;'d-.l
"..- -? e
'}'---'- .-........- -I ~'3
*.\ ~ J___"____._.____,_,__._.._________.
"""..1
/.-~._--
E.hibjt E -- rage I
EXHIBIT D (CITY COUNCIL FINDINGS, CONCLUSIONS AND ORDER)
DEVELOPMENT AGREEMENT-THE TREE FARM
Page 62 of 78
EXHIBIT E
DEVELOPMENT AGREEMENT-THE TREE FARM
Map of Adjacent Property
("') ......10
.;... UJ m
Q)~"""
ozo
mUJ~
CL It")
._._-'----___.....~_~C>.l-
M
(jJ
0::
o
I
________.~-._......_--'- L .
B
,,;.;.I:' .'
,.... ~8
0.$
ffi ~; ..
~i
I-~..
0::. ..
..~ ..
.5
'L,.
m
~
J
~
l
..' I .- ---I .-
---'1 .--
,
.."._~ i
! I
, I
__. _.J.....__..r:=
.:=r
_oJ
z+
EXHIBIT E (MAP OF ADJACENT PROPERTY)
DEVELOPMENT AGREEMENT-THE TREE FARM
~4I .~
. ~."
Ii j,
H
~
..~ 1
l~ h h
Ii . "I.i!.i!
It 1 hit
. j.zSl
II :'itl!'i.i; .
tHilll1i
lj11]1;11
llH. ilJ1
!~r! f~Blt
H~=H ;',h
g
E~.
. .;.
. ~
... 1:
nll(l
\,\1 u
LLi
CD
Q)
l-
I-
(1.)
.c
I-
.....
. .
Page 63 of 78
EXHIBIT F
DEVELOPMENT AGREEMENT-THE TREE FARM
Addendum to Development Agreement
EXHIBIT F (ADDENDUM TO DEVELOPMENT AGREEMENT)
DEVELOPMENT AGREEMENT-THE TREE FARM
Page 64 of 78
ADDENDUM TO DEVELOPMENT AGREEMENT
Agreement and Commitment Regarding Access
for
Teco One Property and
Property North of the Phyllis Canal
This Agreement and Commitment Regarding Access is being made by Treehaven, LLC
("Treehaven") to the City of Meridian (the "City"). This Agreement shall be effective upon the
final approval of Treehaven's pending zoning and annexation application (AZ-06-004).
This Agreement and Commitment shall be made a part of the Development Agreement entered
into between the City and Treehaven.
Background Information
Treehaven is the purchaser of the land (the "Treehaven Property") generally illustrated on
Exhibit A and more specifically illustrated on Exhibit B. The Treehaven Property currently
includes Parcels 1,2,3,4 and 5 (collectively "Parcels 1-5") illustrated on Exhibit C which
Treehaven has recently acquired from MDC, LLC and other affiliated entities. Treehaven was
not the purchaser of Parcels 1-5 at the time that Treehaven filed its application (AZ 06004) to
the City of Meridian for annexation and zoning. The practical and functional northern
development boundary of the Treehaven Property is the common boundary between the Teco
One Property and the Treehaven Property as shown on Exhibit B.
Properties that adjoin or are neighboring to the Treehaven Property include the "Teco
One Property" and the "North of Phyllis Propertv". These properties are generally illustrated on
Exhibit A and are more specifically illustrated on Exhibit D. The owners ofthe Teco One
Property and the North of Phyllis Property shall be collectively referred to as the "Neighboring
Owners". One ofthe owners of the North of Phyllis Property is Elias and Margaret Aldape
("Aldape") and the "Aldape Property" is one of the North of Phyllis Property.
The Teco One Property and the Aldape Property currently have very limited access and
specifically do not currently have any access to Chinden Boulevard except:
1. The Aldape Property has limited access via a "certain wagon road 25 feet
wide", commonly referred to as "Basco Lane". Basco Lane is shown on Exhibit B;
2. The Teco One Property has access over Basco Lane for historical use,
which has been one single family home and agricultural uses. Basco Lane has inadequate
access for the future development and improvement of the Teco One Property and the
Aldape Property.
Treehaven has made application to the City of Meridian requesting the annexation and
EXHIBIT F (ADDENDUM TO DEVELOPMENT AGREEMENT)
DEVELOPMENT AGREEMENT-THE TREE FARM
Page 65 of 78
zoning of the Treehaven Property. The proposed project is referred to as "The Tree Farm". In
connection with The Tree Farm application, Treehaven has prepared and submitted a conceptual
land use plan attached as Exhibit E (the "Concept Plan"). The Concept Plan anticipates that the
needed future access for the Teco One Property and the North of Phyllis Property shall be
provided via Tree Farm Blvd and Jayker Way. (See Concept Plan.) The "North Meridian Auto
Circulation Map", which is a part of the City of Meridian Comprehensive Plan, also anticipates a
"Collector Road" in the vicinity of Basco Lane. The Circulation Map is attached hereto as
Exhibit F.
The exact location for the extension of Basco Lane north from Jayker Way (the "Basco
Lane Extension") has not been determined at this time and cannot be determined until the
development plans for the Teco One Property and the North of Phyllis Property have been
determined. In particular, the intensity of development on the North of Phyllis Property will have
a significant impact on the design and location ofthe Basco Lane Extension. Treehaven has
reviewed with the Ada County Highway District two possible alternatives for the Basco Lane
Extension, which is illustrated on Exhibit G. Exhibit G 1 depicts the current location of Basco
Lane, Exhibit G2 illustrates a possible Basco Lane Extension that follows, as close as possible,
the existing location and historic route of Basco Lane (the "Historic Route") and Exhibit G3
illustrates a route preferred by the Ada County Highway District (the "ACHD Preferred Route"),
At the time Treehaven purchased the Treehaven Ada County Highway District and at the
time of the Planning and Zoning Commission hearing on Treehaven's application, the Treehaven
Property was encumbered by that certain Agreement to Restrict Easement, dated effective April
5,2001, recorded in the official records of Ada County, Idaho on April 5, 2002 as Instrument No.
102040733 ("Anderson/Thomas Agreement"). The Anderson/Thomas Agreement was recorded
against the Treehaven Property by a former owner and contractually limits access over Basco
Lane for use by properties north ofthe Phyllis Canal and legally limits Treehaven from
constructing any road on the Treehaven Property that would allow for development of the Teco
One Property or the North of Phyllis Property. Treehaven and its affiliated entities have obtained
the release and termination of the Anderson/Thomas Agreement, a copy of which is attached
hereto as Exhibit H (the "Termination Agreement").
The purpose of this Agreement and Commitment is to set forth Treehaven's
commitments to accommodate future access to the Teco One Property and the North of Phyllis
Property .
AGREEMENT AND COMMITMENTS
1. Parcel 4 Title Cloud. Treehaven has recently acquired Parcels 1-5 from MDC,
LLC or affiliated entities. However, because of some confusion created by a series of deeds
recorded in 1912, the current legal ownership of the gulch (a portion of Parcel 4) is not clear and
consequently there may be a cloud on Treehaven's free and clear title to a portion of Parcel 4.
Treehaven agrees to undertake such reasonable steps as are needed to obtain clear title and to
cause a title company to insure free and clear title to Parcel 4, The City agrees to cooperate and
assist Treehaven in these efforts to obtain clear title.
EXHIBIT F (ADDENDUM TO DEVELOPMENT AGREEMENT)
DEVELOPMENT AGREEMENT-THE TREE FARM
Page 66 of78
2, Basco Lane Rie;ht ofWav. Treehaven shall make available, without the payment
of any consideration to Treehaven, Parcels 3 and 4 for road right of way purposes. Under any
circumstances, Parcels 3 and 4 are not adequate in size, location or configuration to provide the
needed land for the Basco Lane Extension. In the event that the City, the Ada County Highway
District ("ACHD"), and the Neighboring Owners determine that the ACHD Preferred Route (or
some variation) is the best alternative for the Basco Lane Extension, then Treehaven agrees that
Parcels 3 and 4 shall be made available to Teco One, without consideration to Treehaven, to
replace property dedicated by Teco One for the ACHD Preferred Route (or some variation).
3. Tree Farm Blvd and Javker Way Construction and Reolacement Access.
Treehaven agrees that in connection with the development and construction of improvements in
either Phase 1 or Phase 2 of the Tree Farm project, Treehaven shall construct, at Treehaven's cost
and expense, Tree Farm Blvd and Jayker Way including the "Stub for Basco Lane Extension", all
as shown on the Concept Plan. Treehaven shall dedicate Tree Farm Blvd and Jayker Way as
public streets and rights of way. The Stub for Basco Lane Extension shall be in such exact
location as the City of Meridian and ACHD, in consultation with the Neighboring Owners, agree.
The exact location of the stub shall be located someplace along the common boundary of the
Teco One and Treehaven Properties within one hundred (100) feet either east or west ofthe
existing Basco Lane. Once the new public streets have been completed and dedicated by
Treehaven, the existing 25 foot wide Basco Lane shall be abandoned from Chinden to the
common boundary between the Treehaven and Teco One Properties as shown on Exhibit B.
4. Termination of AndersonlThomas Ae;reement. Treehaven agrees to obtain and
record the Termination Agreement upon the recordation of the first final plat of The Tree Farm.
5. Other Reasonable Steos. Treehaven agrees to otherwise cooperate and assist the
City, ACHD and\or the Neighboring Owners to insure that appropriate access is provided to the
Teco One Property and the North of Phyllis Property as contemplated herein.
EXHIBITS TO ADDENDUM
Exhibit A - Vicinity Map
Exhibit B - Treehaven Property Map
Exhibit C - Parcels 1-5
Exhibit D - Teco One PropertylNorth of Phyllis Property Map
Exhibit E - Concept Plan
Exhibit F - Circulation Map
Exhibit G - Basco Lane Alternatives
G 1 - Current Location
G2 - Historic Route
G3 - ACHD Preferred Route
Exhibit H - Termination Agreement
EXHIBIT F (ADDENDUM TO DEVELOPMENT AGREEMENT)
DEVELOPMENT AGREEMENT-THE TREE FARM
Page 67 of 78
~
~.~
~
~.~
~.~.
I-L1
~
~
..,
'~ .c~
< "'8
I ri
1.."~,,
o
o
Ii!
m
iil;,
. ~.
o
Exhibit A
EXHIBIT F (ADDENDUM TO DEVELOPMENT AGREEMENT)
DEVELOPMENT AGREEMENT-THE TREE FARM
Page 68 of 78
=-"":--=.~=.~.:-.
,~~ ,~
, V lI" "':'-:L ~;:
DlONd..nw
."ll/IW ...IIDD
...... ;au lUlL
i
]'
..
--- r !~
,
-ail :lI'IQl. HlU. 'N
~'--Ii.."""""~._.___._.III""'_.~__~"" w~:iI!IIIIIIIII"~III.._'" "'~JIIIIIIII'IId""" Ql
Exhibi~ B
EXHIBIT F (ADDENDUM TO DEVELOPMENT AGREEMENT)
DEVELOPMENT AGREEMENT-THE TREE FARM
Page 69 of 78
-'~";.'"
z<
i
(:) 1.
;3 I1J
"--,.,-..'_._._....,~
I Ji
, ~g
~~.
.'SE~'
~~:
~.i'
vI':
'-I' . ~Il
:J'[ ... ii
~ &~_J~ U
H i;! @
I- .e l-
. :
I
,
j
s'
~l
~I
~ ~
EXHIBIT F (ADDENDUM TO DEVELOPMENT AGREEMENT)
DEVELOPMENT AGREEMENT-THE TREE FARM
,,,,
2
~.
.EJ
'iO
.g
L
-a',
;1'
i
a:
"
"
'"}
Exhibit C
.
I
I:
'1
j
I
I
I,
:,'
,
Page 70 of 78
"i""
:is ~
~:a
......I!:-
Il.:!,;;,
!il~..
~- ~.<;;'
..;~'-"!.
-....~
........ .~
1- .
~ 1._ .
~"''''
~ ~:J
!! l3 ,I ;:El
to-8}
~j~<
r
\
rH
,;L;!
~.
. , ....i. ' . ! "
, . I ,:' "
, ., , ,
. . .
.,,,!'i,j
. ! : ' ,
L '_" "n.
II
.. . t
mh 'f
Jf
.,.. .n-'
1
i!
hJ
,h
8'1<
~t
I
II!
,- II',
',.
',\
EXHIBIT F (ADDENDUM TO DEVELOPMENT AGREEMENT)
DEVELOPMENT AGREEMENT-THE TREE FARM
I
!1t!f.I[J .
;;1 Pi ulJr '
ol!fjrlJl!
.~ tifl
hlfti l'lf
I!}lhf I
hl!.lbl
U~..=!hJ.
0::
w
>
0::.
Ot
.1- :i
zJ
Wi
o
:z
.-
I
U
i '~
.
Exhibit D
Page 71 of 78
'1;;l, ',: :.' .:
ltJ!] 0 0 D[J~
,..-' -'
~"
~ :J~:E
8.,!Q ~ ~l'~
.... -g I;-;.,~""O c::
~~~ ~ ~~€
~-t.~:~~i
-f;:~~$a:';;;~ .\
~ 8 ~.2 a~ (II
S~:gH ~ ~
a: ~~~8-o ~
~~ Q}--"'~ ~'5i
Ot;;""01ij~~~Ql
-~~~~ge~~
ffi t;;~~~ E~'-
O:~~"I;~;::'c~
"5. a~ ~ ~ ~ ~ :ii
~.tii Q E~..Q ~E
8~~~~ ~~-@
Vl ~,~~,r;r'C"I:;l;OO-
~8~8~E5~
-1-
::::::::1..'
:i;j3
'I.'
\
.
~
, ,
'I..:
.~
z=:
i
>
~' @
Li::i<:
\
I"
. "I
. ~:
\
I
bi> ....tll\\;:.'
,. - , \', :
II
. "
-0
~
]
"
'"
"
"
""
u
..
,(
1\
,
"/'
'f I
i
1" " .'
II >-~,,/;;.,..:.,
':ri~i,:,~;;
;1
'(
,
~r"
W: (JI
~ Ii'
Ip:
:;1'-
~ ~:,
;....
l:-
~ ;~
-~
s!
'"
~
3!
"
E <
=-- -'
~ e-
LL.
OJ C-
O)
=--
f0- e.;
'-'
0) z
.J::
f- .~
'-'
t;!
8'0'
"
N ~
.
o :E
~
:E
:E
><
w
00
r-
"'"
o
N
r-
~
~
""'
f-<.....
"'~
~..:
O<lr..
~[:j
..:~
~~
"",...
o I
...,...
~z
Q"'"
O~
f-<~
:8>l:l
i;>{J
12<
"',...
<=lz
~...
~~
""=-
""0
-....
~E
...Q
<C
GO
>
e
::J
C)
u:
a.
m
~
c:
o
.-
+-I
CO
-
:J
o
s....
()
o
+-I
:J
<(
C
(tJ
.-
"'C
'C
Q)
::t
..c
~
o
z
.
'.
.
:1
I
.
.
.
_L__
CJljlj_nN
.- -
,'I
.
.
.'
I
._ III III . . .
. '
,
I
'I
.
.
.
I'
I
,
.
.
.
.
.
.
\------
.
.
'I
I
.
.
.
.'
.
.
.
I
'. '
.
.
'.
.
.
_ Lou.....
"'1:1' wtrV' W':) , N
'.
.
-.
I
:'.
i,
I
"
;-.. III III "c&~H.'
EXHIBIT F (ADDENDUM TO DEVELOPMENT AGREEMENT)
DEVELOPMENT AGREEMENT-THE TREE FARM
'fi
~
~ g ~,
1, -j :r" !;:
'0 :::J -6 !
~.~ ~
_ ,0 "
~ Iii ",~
-i ~ [
,:0 :0 ~
'-1
. .
~.J
il
i/:'
~ '
'" ~
8 t1'.
, 0 ~ ~,
UJ ~ '" ffi
~6 ~ ~
~ ~ !!, t1'.
... O'i ~ ~
lrl '" ii "',
'" ::J en. "'-
II I I
11 1l
0' l'>
'" '"
& i
Jl ~'~
I i ~ ~
, i ~ ,lij
"'C '~. ~ li
C <tI, <l. ,0 D::
j I, III
.~."'"",
r~., ,
-',"
;;"
-,~ ,.
~," "
t::: I'
,'I;.
~
~-
o
Exhibit F
'"
~
:1
,kri
ri
,[q
ri
<>
Page 73 of78
M
I
~.'II
I ~ B
II
EXHIBIT F (ADDENDUM TO DEVELOPMENT AGREEMENT)
DEVELOPMENT AGREEMENT-THE TREE FARM
,I
I
I
~'II
dct ,I
~' . '.-I~
~, Jill
rx:, 'il=
-<i f' U
~. Ii i~
'd: I,! I
.:...--., ~ I
I I .
I I 1>01
, :
, i ~
z
,ExhibitGl
Page 74 of 78
E1Oll131'{ V (Mll>$"l>1Jl'\ 'TO D$VElPl'l'tEN'T ^GI<E$l'tE;;i
DEVELOl'~!'l'{ ^GREE~!'l'{ - 'f1lE '{REI' V ^
E,,.hlbit G2
-page 15 of 7B
l'J(IJJBf{ l' (,\I>D$""\)I'\ 'fO D$"'$LOY>If."'f A.GR$$~:~)
D1'."1'.LOl'l\'IE"!'l1' A.G1$1'.l\'IE"!'l1' _1'llE 1'1$1'. l' ~..
f$hibit 03
-page 76 of 78
RecrJrding requested, by arrdwherr recordedtetum to:
L. Edward Millei"
OivClls Pursley I.LP
601 W, Bannock SI.
Boise, Idaho 83702
TERMINATION OF AGREEMENT TO RESTRICT EASEMENT
THIS TERMH"A nON or AGREEMENT TO RESTRICT EASEMENT ("Agreement"), ,is
lIIlIdllllild entered into this J." day ofM"'1-__ 2006 ("Termination Date"), by arid among MDC,
LLC, an Idaho limited liability company ("MDC"), Roger Anderson, lin individual r'Andetson'~k lind G.
MattheW Thorl)8S,an individual ("Thomm;") (collectively, "parties").
Reeitals
A., The parties previously have entered into that certain Agreement to Restrict Easement, dined
effective April 5,20.0.1 and recorded In the official records of Ada COUrily, Idaho ohApril 5, '10.0.2 as
Instrument No, 1020.40.733 ("Agreement 10 Restrict"); providing for MOC to limit access over ,Basto Lane
for usehy properties north ofthePhyllis Canal to the rights of ingress and egress then existing for such
properties.
B. ;rhe parties now desire to tcnninate the Agreement to Restrict effective a5 of lhe Tehllinatioll
Date.
Aereement
NOW TIIEREFORE, for good llnd valuable consideration, the receiptlind sufficiency ofwhicll is
hereby acknowledged, the parties hereby llgfeeM foilows:
I. Terminatiou of Agreemellt to. Restrict. The parties herehy agree and acknowledge .that as of
the Tennination Date, the Agreement to Restrict is terminated and of no further force and effeclandlhe
parties are released and relieved 'of arty and all obligations and duties thereunder. .
IN WITNESS HEREOF, this Agreement is effective as of the Teimination Date.
MDC:
MDC,LLC
An Idaho limited liabilityco,"}\IlnY
By: 'J-J\..-. V"'- 1.-
Name:Do.7~\Ils; C..r......."...'"
Its,: _)~<\A;...,r
/.~o;f":~.-
~gerAnd:rson' ~~._-,:=:===:=-----
ANDERSON:
THOMAS:
TERMINATION ()F AGRJo;EMEN'1' ToRKSTRlcr EASEMENT - 1 0112
S'ICUllNTI;\7690\JITcrmin.'lon of A;n:cmeo! to Restrict EutmeoUJOC
Exhibit H
EXHIBIT F (ADDENDUM TO DEVELOPMENT AGREEMENT)
DEVELOPMENT AGREEMENT-THE TREE FARM
Page 77 of 78
State of~':>
County of ~
l
) ss.
)
On this ~~ day of ~ 2006, before me, a Notary Public in and for said Stale..
personally appeared Douglas K.ClIl'mi1\an, known or identified to me to be a manager ofMOC, LLC, an
Idaho limited liability company, who subscribed said limited liability company nam.e to ihe .foregoing
itL~trument and acknowledged that he executed the same in said limited liabilitycqmpany,name.
;:),\~r, VIIV~.S'
..\)1'AFiJ.
~ Q
.,~)-
Stale of.';;;:.L\
County of#;~---
On lhis_;~' day of -A....",. _ 200e;, before Ine, a NOlllI)' Public in arid for said Strite,
personally appeared Roger A~llown or idehlified 10 1IIeto be the person whose name is
subscribed to the w~'thin d acknowledged (orne that he executed the same,
.,t. A, ...~~ '
1.# ,~ /" ..... ,j )'/~' ,
; T 01'A_.. <kAo'-1.-1 ("". , 'L'".'h~.< - ~"j.
: c.i i' ._ NotatYPubtic for ~---7: __~
i - ,CI Residing at. /1((1 (.:e~~~J
~\ Pua\. 0 My Corl1mission expires . //<-'
if"~ ........ ~
....0'/7/. (If ,'0 ,_0/'
~~_, ;f -. 'II""
Staieof~ )'..........,..
County of I~
) SS.
)
On this ~ day nf ~. 200e;, before me, a Notary Public in and for said State,
personally appeared G. Matthew Tho , known ~r identified to me to be, the person whose name is
subscribed to the within instruiiJent, ,and acknowledged to me that he executed the same,
TERMINA'liON OF AGRJ>EMIi;NT TO RESTRICT EASEMENT - 2 OF '2
,s:\cLlEm1l\76901JITctmi",,'ion'or Agr=mtnl In R<otrict I.1astn1onWOC
EXHIBIT F (ADDENDUM TO DEVELOPMENT AGREEMENT)
DEVELOPMENT AGREEMENT-THE TREE FARM
Page 78 of 78