Tree Farm Addm to DA MI 06-010 MI 06-011
ADA COUNTY RECORDER J. DAVID NAVARRO
BOISE IDAHO 02122107 02:06 PM
DEPUTY Vicki Allen
RECORDED - REQUEST OF
City of Meridian
AMOUNT .00
83
1111111111111111111111111111111111111
107025555
FIRST ADDENDUM TO DEVELOPMENT AGREEMENT
PARTIES: 1.
2.
City of Meridian
Treehaven, LLC, Owner/Developer
The following is an addendum to that certain DEVELOPMENT
AGREEMENT, entered into on the 23rd day of August, 2006. This addendum is made
and entered into this I Sf- day of -F6kJtu.~ f~ ,2007, by and between CITY OF
MERIDIAN, a municipal corporation of the State ofIdaho, hereafter called "CITY', and
Treehaven, LLC, whose address is 2242 East Riverwalk Street, Suite 200, Boise, Idaho,
83706, hereinafter called "OWNERlDEVELOPER".
OWNERlDEVELOPER agrees to be bound by the terms ofthe original
Development Agreement (instrument # 1 06151218), on the land described in Exhibit "A",
except as specifically as follows:
1. The parties hereto agree that the development of the property described in
Exhibit "A" shall be in accordance with the terms of the above described
Development Agreement, entered into on the 23rd day of August, 2006, and
recorded on September 21,2006 as instrument #106151218, Exhibit "B", or
those City ordinances in effect at that time any subsequent conditional use
application is filed, whichever are more restrictive.
2. That the requirements and restrictions of the above described Development
Agreement, Exhibit "B" be modified as follows:
a. The Development Agreement shall incorporate the property as in attached
Exhibit "C" in the existing DA and that all conditions and terms of the
existing Development Agreement, (instrument # 106151218) shall apply
to the property as in attached Exhibit "C".
b. That Section 5.1 be replaced with the following:
5.1 "All future development ofthe 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. In addition the existing free farm
(nursery) will be allowed to relocate its offices from their current location
at 4042 W. Chinden Boulevard to a mobile office building to be located at
4740 W. Chinden Boulevard. In association with this relocation the
ADDENDUM TO DEVELOPMENT AGREEMENT (MI 06-0]0 and MI 06-0]] TREE FARM ANNEXATION)
PAGE] OF 5
applicant may install a new septic system at 4740 W. Chinden Boulevard
to serve the mobile office building until development ofthe property upon
which the mobile office is to be located or until January 1 2012, whichever
comes first. The septic system shall be removed at that time and any
building permits on this portion ofthe property shall be contingent upon
connection to the city sewer. Furthermore, within five years of the date of
this amendment to the development agreement all uses and structures on
this property associated with the tree farm nursery shall be abandoned."
3. That "Owner/Developer" agrees to abide by all ordinances of the City of
Meridian and the "Property" shall be subject to de-annexation of the
"Owner/Developer", or their assigns, heirs, or successor shall not meet the
conditions of this addendum to the Development Agreement, and any new
Ordinances of the City of Meridian as herein provided.
4. This addendum shall be binding upon and insure to the benefit of the parties'
respective heirs, successors, assigns and personal representatives, including
"City's" corporate authorities and their successors in office. This addendum
shall be binding on the "Owners" of the "Property", each subsequent owner
and any other person( s) 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
hereon 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 "Owner" or "Developer", to execute appropriate and
recordable evidence of termination of this addendum if "City", in its sole and
reasonable discretion, had determined that "Owner/Developer" has fully
performed its obligations under this Addendum.
5. If any provision ofthis addendum is held not valid by a court of competent
jurisdiction, such provision shall be deemed to be excised from this addendum
and the invalidity thereof shall not affect any of the other provisions contained
herein.
6. This addendum sets forth all promises, inducements, agreements, condition,
and understandings between "Owner/Developer" and "City" relative to the
subject matter hereon, and there are no promises, agreements, conditions or
understanding, either oral or written, express or implied, between
"Owner/Developer" and "City", other than as are stated herein. Except as
herein otherwise provided, no subsequent alteration, amendment, change or
ADDENDUM TO DEVELOPMENT AGREEMENT (MI 06-0]0 and MI 06-0]] TREEFARM ANNEXATION)
PAGE20F5
addition to this addendum 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".
a. Except as herein provided, no condition governing the uses and/or
conditions governing development of the subject "Property" herein
provided for can be modified or amended within 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 and/or amendment in force at the time ofthe proposed
amendment.
7. This addendum shall be effective as of the date herein above written.
ADDENDUM TO DEVELOPMENT AGREEMENT (MI 06-0]0 and MI 06-0]] TREEFARM ANNEXATION)
PAGE 3 OF 5
assigns, and pursuant, with respect to "City", to a duly adopted ordinance or
resolution of "City".
a. Except as herein provided, no condition governing the uses and/or
conditions governing development of the subject "Property" herein
provided for can be modified or amended within 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 and/or amendment in force at the time of the proposed
amendment.
7. This addendum shall be effective as of the date herein above written.
ACKNOWLEDGMENTS
IN WITNESS WHEREOF, the parties have herein executed this agreement and made it
effective as hereinabove provided.
OWNER/DEVELOPER:
TREEHA VEN, LLC
BY: ~5tJd
PETER S. O'NEILL, MANAGER
Attest:
CITY OF MERIDIAN
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BY: ~,
MAYOR T de WEERD
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ADDENDUM TO DEVELOPMENT AGREEMENT (MI 06-0]0 and MI 06-0]] TREEFARM ANNEXATION)
PAGEl OF f
LfoF5
STATE OF IDAHO )
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County of Ada )
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On this J. day of r~rKUmv- , 2007, before me, a
Notary Public in and for said State, personally ap~eter S. O'NeIll on behalf of
TreeHaven, LLC, known or identified to me to be the manager of said corporation, who
executed the instrument on behalf of said company, 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 first above written.
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STATE OF IDAHO )
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County of Ada )
On this / S-fh day of H hrkccr~ ,2007, before me, a
Notary Public in and for said State, personally appeare Tammy de Weerd and WIlham
G. Berg, Jr., known or identified to me to be the Mayor and Clerk, respectively, ofthe
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.
IN WITNESS WHEREOF, I have hereunto set my hand and affixed my official
seal the day and year in this certificate first above written.
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ADDENDUM TO DEVELOPMENT AGREEMENT (MI 06-0]0 and MI 06-0]] TREEFARM ANNEXATION)
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EXHIBIT A
ANNEXATION
A parcel of land situated In Section 22, Township 4 North, ~ange 1 West of the Boise
Meridian, Ada County, Idaho, being more particularly described as follow:
Commencing at the Southeast corner 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 to the True Point of Beginning; thence continuing along South Line of said
Section 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
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 00"'22'50" 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 80033'30" East a distance of 494.25 feet; thence
North 60"'40'00" East a distance of 951.83 feet; thence South 00"'31 '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 745.64 feet; thence South 00055'34" West a distance of 6.99 feet; thence
North 78021'21" 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
00028'13" West a distance of 494.11 feet; thence South 89030'02" 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 of 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 ,
84.85 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
feet 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 teet;
thence North 85028'24" East a distance of 330.36 feet; thenbe 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 00028'39" West a
distance of 400.03 feet to the East one-quarter corner 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 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" West a distance of 1316.97 feet to, the Point of Beginning.
EXCEPTING 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 Nofth44020'OO" West a distance of
137.71 feet; thence North 58026'30" West a distance of 138.52 feet; thence North 83003'00"
West a distance of 187.58 feet; thence South 81"20'00" West a distance of 156.89 feet;
thence North 00033'30" East a distance of 245.48 feet; thence North 79031 '00" East a
distance of 103.70 feet; thence North 6r23'00" East a distance of 104.89 feet, thence North
86036'00" East a distance of 357.39 feet (formerly North 86032'30" East a distance of 357:98
feet); thence South 00016'30" West a distance of 495.93 feet to the Point of Beginning. :,
Annexation Parcel contains 358.57 acres, more or less. '..e,,~\.C\~~~~~~ J'.
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- ADA COUNTY RECORDER J. DAVID NAVARRO AMOUNT .00 78
BOISE IDAHO 09/21/06 01:39 PM
DEPUTY PaW Thompson
RECORDED-REQUEST OF
City 01 Meridian 1 0€. 151218
-,
DEVELOPMENT AGREEMENT
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 f!::~tc..~r 2006, by and between the CITY OF MERIDIAN, a municipal
corporation of the State 0 Idaho ("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 and/or 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 of the 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 govermnent 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 ofthis Agreement the following words, terms and
phrases herein contained in this section shall be dermed 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 oflaw of the State ofIdaho, 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 deve10per(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 tenns 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 shovm on the map
included as Exhibit E, Developer will provide public street access to that parcel:
(1) Martom Group LLC, Parcel No. 80421346600; (2) Schwenkfelder, Parcel No.
80421428100; 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 reconunended terms for inclusion in a
development agreement listed in the Staff Report referenced in and attached to the
Order.
6. COMPLIANCE PERIOD/CONSENT TO REZONE: This Agreement and the
conunitments 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 DE9ANNEXA TION AND REVERSAL OF ZONING
DESIGNATION: Developer consents, upon d.efault of this Agreement, to the reversal of
the zoning designation of the 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 tenns 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 cormection 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 DOC.
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 of the 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 instrwnent of release of this Agreement.
11. ZONING: City shall, following recordation of the 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 of the parties hereto. Enforcementmay 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 of78
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, ifthe 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 of time 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 of 78
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 conunenced 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. lIDs 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: lIDs 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 and/or 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 and/or 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
GU-r;zj~
By: Peter S. O'Neill, Manager
TreeHaven West, LLC, an Idaho limited liability company
ef~_o~
By: Peter S. O'Neill, Manager
CITY OF MERIDIAN
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CONSENT BY PROPERTY OWNE'RS1/111 "'i~\\\\:'"
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As owners of the affected Property, we hereby consent to this Development Agreement
between the City and the Developer.
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MDC, LLC
By: Doug Carnahan, President
Ch er Properties, U:
B . JoAnn Eggers, Member
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Doug Carnahan, individual property owner
Treehaven, LLC
By: Peter S. O'Neill, Manager
DEVELOPMENT AGREEMENT - THE TREE'FARM
Page 9 of 78
STATE OF IDAHO, )
) ss:
County of Ada, )
On this ~ day of Iruot.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 lInd affixed my official seal The day and
year in this certifica!{(SiPse'amwp' written.
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My Commission xpires: O~I /n 110 1/
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County of Ada, )
On this~ day of ~fAU 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~~Ji.tten.
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STATE OF IDAHO ',1)......"",,'
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County of Ada
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Residing at: j34 'JRL I 1.
My Commission Expires: ().~ I to /'U II
, ,
On this \2-th day of ~-h-lY\heY- 2006, before me, a Notary Public,
personally appeared Tammy de Weerd and William . Berg, Jr., known or ldentified 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.
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DEVELO~AUREEMENT-THETREEFAroM
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Page 10 of 78
STATE OF IDAHO, )
) ss:
County of Ada, )
On thisM day of ~ 2006, before me, the undersigned, a Notary Public in and
for said State, personally appeared roAnn gers, on behalf of Chester Properties, LLC, known or identified 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)
County of Ada,
) ss:
)
C~\j~
Notary Public for Ic@ho
Residing at:hJ) IL~~
My Commission Expires:
On this ~ day of ~S.\ 2006, before me, the undersigned, a Notary Public in and
for said State, personally appeared Doug amahan, 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.
IN WITNESS WHEREOF, I have hereunto set my hand and affixed my official seal the day and
year tn this cer!tfteat . written. Q
(J~f,A ,IJi\ttJ' ~~)
(SEAL) 0 TAr., ~
~ J.. otary Public for ldah}'l
Residing at: ~ u~
My Commission Expires:
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)
DEVELOPMENT AGREEMENT-THE TREE FARM
Page 11 of 78
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 Al
DEVELOPMENT AGREEMENT-THE TREE FARM
Legal Description and Map of Property
EXHIBIT Al (LEGAL DESCRIPTION AND MAP OF PROPERTY)
DEVELOPMENT AGREEMENT-THE TREE FARM
Page 13 of78
"
EXHIBIT A
ANNexATION
Asa "~, ,
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Anderson SUlVsy Gruup.com ~
A parcel of land situated In Section 22, Townehip 4 North, Range 1 Wellt of the Bollle
Meridian, Ada County, Idaho, being more pBrtloularlY desortbed as follow:
Commencing al the Southeast comar of said SecUon 22, said point being marked by an
alumInUm cap, thence along !he South line of saki SecUon 22, North 89"17'39" West.
1293.61 feat to the True Point of BeglnnlrIQ: thence oonUnuing along South LIne of said
SeGl10n 22, North 89"17'39" West a distance of 1363,62 feet thence conllnulng North
8~17'Olt' West a distance of 2847.16 feet to Ute comer common to Sections 21, 22, 27 and
28j lhence along the South line of said Seellon 21 North 89"24'46" West a distllllce of
1307.51 fae~ thence leaving said South line North 00022"50" East a distance of 2039.06 feet
to B polnt on the South bank of the PhyRIB Can": Thence along said South Bank the
following (9) coureea and distanc;ea; Nor1h 6~'aO" East a distance of 494.25 feet; thence
North 60"40'00' East a distSIQ of 951.83 feel; !hence South 00031 'OS' West a dlslsnce of
69.65 fist; thence North 65048'04" East a distance of 851,18 teet; thence North 79'37'32"
East a distance of 74lMI4 fli!lst; thence South 00.55'34" WlHlt 8 dlslance of 6.99 fael; thence
North 78021'21" East a distance of 246.06 feet; them;a South 84.30'54' Ea$t a distance of
196.80 feet; thenoe South BO.22'45' East, 442.89 faet; thence leaving said South line South
00.28'13" West 8 diStance of 494.11 fea\; thence South 89"30'02" East a distance of 717.64
feet to e point being (when measured at right angles to) 330.00 feet distant from the
Westerty Ine of the Southeast QUlIr1er of said Section 22: \hence along a line being para~al
with and 330.00 feet distant from said Westerly Dne, North lJO<'SO'03" East a dislsnce of
64.85 feet; !hence South 42'14'38" East a distance or 18.67 feet; thence South 00"2V"2S"
West, 80.50 feel; thence SDUth 86'31"27" Ent 8 cIl8tance or 189,70 feel; thence South
47028'09" East a distance of 249.32 feet; Ihem;e North 00'28'21" East a diatanlJ8 of 4eLS6
feet to e point on the south bank of the Phytlit canal; thence along said South bank the
following -mur (4) coursee and distances: South 89'25'59' East a l;Ilslance of 23O.Q1 feet;
thence North 86028'Z4" East a distance of 330.36 feet; thence North 73"44'36" East a
distance of 467.78 feet; thence North 79'58'07" Eas1 a distance of 931.30 feet to a point on
the East line of said SectIon 22; thenee along said East line, South 00.28'3g" West a
distance of 400.03 hlet tD the East ona-quartsr comet of said seDDon 22, llald pofnt being
marked by e bnI88 cap; thence continuing along Aid Ealll line, South 00020'09" West B
distanr;:e of 1317.57 hlet to a point marked by p 6/8" rebar; thence leaving said East line,
North 69"18'34" West a distance of 1291.77 feel to a point marked with a 5/8" rebar; thence
SOllth 00'25'06" West e distance of 1316.97 feet to the Point of Beginning.
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IS7 E. Wouuon, In., " Suiu r. Herl4ln. ID 11611
P. 20U".1I4~ " f 1UO UUU1~1
EXCEPTING THeREFROM a parcel commencing In the Southeast comer of Sec.tion 21,
said point being marked by an aluminUm cep. thence North 00.'6'30" east a distance of
914.93 feet \0 the TNe Polnt of Beglnnlngj thence NOIth 44"20'00" WeBI a distance of
137,71 feet: lhence Norttl68"26'3Q" West a dietenceof 138.52 feet; thence North 83.03'00"
West a d1shlnce of 187.58 feet: thence &x.1Ih 81"20'00. West a dIstance of 156.89 feet:
thence North 00"33'30" East a distance of 245.48 feetj thence North 79031 '00" Easl a
distance of 103.70 feet: thence North 87"23'00" East e distance of 104.89 feat, lheru;:e North
88'38'00" East a diel8nce of 367.39 feet (fonnerly i'b1h 86'32'3,0' East a diatance of 357.98
feet); thence SOllth OO'16'30"West a distance of 496.93 feet 10 the Point of Be inning.
. (')-,It.L LAND .r:
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Annexation Parcel conls'ne 358.57 acres, mOfe or Ie."
MERIDIAN PUBLIC
WORKS DEPT.
EXHmIT Al (LEGAL DESCRIPTION AND MAP OF PROPERTY)
DEVELOPMENT AGREEMENT-THE TREE FARM
Page 14 of78
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EXHIBIT A
UODIFIED PARCEL 1
ZONED R-15
Legal Description
A parcel of land situated In the South Half of SeotIon 22, Township 4 North.
Range 1 West of the Boise Meridian. Ada'County, ldaho,being more particularly
described liS follow:
Commencing at the Southeast' corner of said Section 22, said point being marked
by an aluminum cap, thence along the South line of said SeCtion 22, North
69"17'39" West a distance of 1418.61 feel to the True Point Of ~lnnlng;
Thence continuing along said South line, North 89'17'3g' West a dIStance of
1278.68 fe!tt to the Southeast comer of the Southee;t Qulilrter of\sald Section 22;
thence continuing along said South line, North 69'1 TOg' West 8 distance of
50.05 feet to II point; thence leaving said South line. North, 00.42'51" East a
distance of 154.07 feet to point; lhenc::a along a tUNe to the right have II radius of
700.00 feel, an an:: length of 403.37 feet and th\'lJUgh iJ central angle of
31"00'58", wtth a chord bearing of North 17'13'20' East. a chord distance of
397.$1 feet to a point of ~rse curvature: thence along a curve to the left
having a I1Idlus of 500.00 feet. an arc length of 292.41 feet,'through a Central
angle of 33030'28", with a chord beating North 16'58'36' East, a chord distan~
of 288.26 feet to a point; thence North 86059'29" East a distance of 143.11 feel to
:a polnt of curvature; thenc:e along a curve to the \eft, having a radius of 450.00
feet, ,an an; length of 614.04 feet, th~ugh a central angleof'65'26'58", with a
chord bearing North 54"16'000 East, a chord distance of 486,54 feet to ,8 point of
reverse curvature; thence along a curve to the right, having a radius of 600,00
feet, an art distance at 545.60 teet. through a central angle of 39004'33". with a
chord beating North 41'04'48" East, a chord distance of 535.09 feet to a polnt:
thence North 60.3T04 East 8. !:Ilstance of 17&.07 feet to a point; thence South
29022'56" East a distall(;f1 of 335.65 fe&t; ,thence North 54016'00" East thence
South 89"18 '34" East a distance of 125.00 feat; thence Soilth 00"25'06" West a
dlstimce of 1316,93 to the Point Of Beginning.
Said parcel oontaiml 3'1.38 acres, m.ore of less.
End d~ptlon
Project No. 05132
May 25, 2006
REV~%"ye>VAL
BY
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MERIDIAN pUBLIC
woRKS DEPT.
EXIDBIT At (LEGAL DESCRIPTION AND MAP OF PROPERTY)
DEVELOPMmNT AGREEMENT-THE TREE FARM
Page 15 of 78
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EXHIBIT A
Legal Deecription
The Tree Farm Parcel1A
A parcel of land situated In the South Half of Section 22, TClINrlShip 4 North,
Range 1 West of the Boise Mendlan, Ada County, Idaho, being mol'l!l particularry
described as follow:
Commencing at the Southeast corrierof said Section 22, said point being marked
by en aluminum Cilp, thence along the South Nne of Mid Section 22, Nortl\
89017'39" West a distance of 1293.61 feet to the TnM Potnt Of Beginning.
Thence, North 89017'39' West a distance of 125.00 feet; thence North 00.25'06"-
East a distance of 1318.93 feet; thence South 89.18'34" East e distance of
125.00 feet; thence South 00.25'06" West 8 distance of 1316,97 f8et'to the Point
Of Beginning,.
Said parcel contains 3.78 acres, more of Jess.
End description
Project No. 05132
MaV 25, 2006
REVM''V'''RoVAL
8 Y . \...:..7 ,
MERIDIAN PUBLIC
WORKS DEPT.
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EXHIBIT Al (LEGAL DESCRIPTION AND MAP OF PROPERTY)
DEVELOPMENT AGREEMENT-THE TREE FARM
Page 16 of78
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EXtIBIT A.
pARCEL 2
ZONED R-2
Legal Description
A parcel of land situated in Sactlon 22, Town6hlp 4 North, Range 1 West of th$ Boise
Meridian, Ada County. Id8ho, being more pal1iculiilrly dellCl'lbed as follow:
Commencing althe SOUtheast comer of said Section 22 said point be~ marked by an
aluminum cap, \hence along the South line of said Sedlon 22, North 89 lT39" West a
distance of 1293.51 feet; thence North 00"25'06" EMt a distance of 1316.97 feet 10 the
Trua Potnt Of Belllnnlng;
Thence North 29"22'56" Well a distance of 335.65 feet; ihenc::e North 60.37'0' East a
distance of 218.64 feet to a point of l;Urve; \t\enl;e along a CUM! to the left having a
radius of 300.00 feet, en arc length of 302.88 feet and through a central angle of
57.50'47", with a chord bearing North 31041'41" East a diBtanoe of 290.18 feet to a point
of reven!;$ curve; thence along a ClIrve to the rlghl having a radius of 500.00 feet, an arc
length of 335.63 feet and through a central angle of 38~7'39". wllh a chord bearing
North 22.00'06" East a distance of 329.37 feet; 1hl9l"lC8 North 41.13'58" El!lst a distance
of 517.90 feet to a point of curve; thence along a CtWYe to !he left having a radius' of
200.00 feet, an arc: length of l8Z.7lHeet and through a central angle of 62.Z1'25",-wlth a
chord bearing North 15"03'13" East a distance of 176.47 feet; thence North 11"OTJO"
West a distance of 80.25 feet 10 a point on the South line of the Phyllis Canal; thence
along saId South line, North 79058'07. East a distance of 639.11 fee1to II point on-the
~ line of said Section 22; thern:e along said East line, ScJuth 00"2&'39" West a
dlstanC$ of 400.03 feet to the East ons-quarter carner of said Section 22, saki point
being marl<ed by a brass cap; thence continuing along said Esstline, 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 dhltance Qf 1291.7t fe$t 10 a point marked wttI1 s 6/8'
rebar being the Point of Beginning.
Containing 38.70 BCIllS, more or less.
End of Description
Projeot No. (J5.132
Oec;ember 14, 2005
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151 E. VOlar,",,' l... . Sulle r. ",I'dIU. 10 nuz
UOB.188.n4~ . F.lDU88.1154
EXHmIT Al (LEGAL DESCRIPTION AND MAP OF PROPERTY)
DEVELOPMffiNTAGREEMENT-THETREEFARM
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. MERIOII\H PU!yO
WORKS DEr ,.
Page 17 of78
EXHIBIT A
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Page 1 of2
PARCEL 3
ZONED R~8
A parcel of land situated in Section 22, Township 4 Nortlt, Range I West of the Boise Meridian,
Ada County, Idaho, being more particularly described as follow:
Commencing at the Southeast corner 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 00"22'50" 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 60"40'00" 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 N011h 79037'32" East, 87.63 feet; thence South 21 019'02" East, 356.05 feet to
a point of curvature; thence along a curve to the right, baving ,a radius of 200.00 feet, an arc
length of 96.06 feet and through a central angle of 27"31'07", with a chord bearing South
07"33'29" East, a chord distance of95.14 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
43D07'41", with a chord bearing South 65D27'04" 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
28"06'46", with a chord bearing North 78"55'42" 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 47"28'09"
East, 249.32 feet to a point; thence North 00"26'21" East, 461.56 feet to a point; Thence South
89"25'59" East, 230.Q1 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 11"07'30" East, 80.25 feet to a point of curvature; thence along a curve
to the right, having a radi\ls 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 41 "13' 56" West, 517.90 feet to a point of curvature; thence along a curve to
the left, haviqg a radius of SOO.OO feet, an arc distance of 335.63 feet aod through a central angle
of 38027'39", with a chord bearing South 22000'06" West, a chord distance of
..q,
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357 E. lrIotertower In.. . Suite F, Meridlon. ID 83642
P . 20 8.H 8 8.7 H 5 . i;, ni:! n l; f! T,j r, Ii
Page 2 of2
PARCEL 3
ZONED R-8
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329.37 feet to a point of reverse cwvature; thence along a curve to the right, having a
radius of 300.00 feet, an alC distance of 302.88 feet and through a central angle of
57050'41 ", with a chord bearing South 31041'41" 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 cwve 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 ofrevene 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 of29.99 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 cW'Vature; 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 of 701.23 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 curvature; tht1lS,l;(:.~19*g'.;,:":':::'!:;/;:,::,~:.:::::<:<>,:::;:,::
a curve to the right, having a radius of 1200.00 feet, and arc distance of ,9,49,l2~~:fe~(~aa f/~,",::, ::'-:'>>,:':::,~~::.;,::(:-.:,::.
through a central angle of 45020'44", with a chord bearing South ,~,:~,~:~~~,O'(W~':We'~t",a' ~ ,\ <,' ':':', ,;'>:
chord distance of 925.12 feet to a point; thence North 75051,'?a:~:Wd;'t'a di&tancf',of:' "
618.15 feet; thence North 00016'30" East a distance of,,',~6~";'QO,'<f~et;,,,~hill~~,:::'Sbut1~,.. ,'('
86036'00" West a distance of 357.39 feet (fonnedy SoutlL:a6~3.2'jo" West' l;l,:dis'tanqe :o'f
357.98 feet); thence South 67023'00" West a distan~~\rififo4,89,,:feet; ,-tbence;..$outh ,,"
79031'00" West a distance of 103.70 feet; thence S9~t4":'oo033;jOi'i"w,~si ~~i~t~~ce ot
245.48 feet; thence North 81020'00" East a dist~~ge"'of 156.'89,feet; th~nce' >Sout)L
83003 '00" East a distance of 187.58 feet; thence:'S,outh 58.~26'30" East a "distance, of
138.52 feet; thence South 44020'00" East a.:,;~i~i~nce of' 78.25 feet; .:,'thence North
75051 '38" West, 264.25 feet; to a point of cUDi.~tPre; thence along a ~ive to th,e left,
having a radius of 750.00 feet, an arc length o(~~).71 feet and ~hrough!l central angle of
32012'58", with a chord bearing South 8800l:$3," West, a chord distance of 416,.J 7 feet
to a point; thence South 71 055 '24" West, 352,n,feettoa poipt of curvature; thence along
a curve to the right, having a radius of 500-::QQfeet, an arc :distance,.of 155.06 feet and
through a central angle of 17046'08", wit~,'~,chord bearing South 80048'28" West
chord distance of 154.44 feet to a point; tp'e,~ce S~uth 8~041'32~~ West udista. ~
105.04 feet to a point, the Point of Beginni~g<,;. '/ ,:,; ,', $~ ~
::, ,,:~I.\W(~V~ :: ~
Saidparcelcontaining167.02acres,moreor1ess."EW~', ';", 0.. :7314
",: ,i,..' o~1 5t,"~
o4~ :ts OF ru ,~a
ON N. f:~'V~ "
", MERIO'IAN PUBLIC
: ,WOR!:<S D~~T. .
.: X . IL H 0,' S u'- n - v ~ y' I ,N' t .. S, "E Ii " 'j' c . E s' - .."
" ,
357 L WOleltower In.. . Suite F. l1eridion. 10 83642
P,208.868.7345 . f. ZOUBU,7354
!:!!9..
EXHIBIT A
PARCEL 4
ZONED Roa
Legal Deeoriptlon
A paroel of land sItuated In SectiQn 22, Township 4 North, Range 1 West of the Boise
Meridian, ~a County, !daho, being more paf1lcularly c1esctlbed as follow:
Commenclng at the Southeast comer of said Section 22, said point being marked by an
aluminum cap, thence along the South line of said Seotton 22, North 89017'390 West,
1293.61 feet; thence continuing along South Line of said Sedlon 22, North 89017'39"
Wesl a distance of 1353.62 fBet; thence continuing North 89"17'09" West a distance of
2847.16 feel 10 the comer common to Sections 21, 22, 278 and 28; thence along the
south line of sald Section 21 North 89"24'480 West a distance of 1307.51 feet; thence
leaving said South Une Nor1h 00"22'50" East a distance of 2O:5a.08 feat to a point on the
South bank of the Phylls canal; Thenoe Blong said South Bank the following (9)
COUl'8e& and distances: North 80"33'30" East a distance of 494.25 feet; thence North
60"40'000 East a dislance of 951.83 feet; thence South 00"31'08" West a distance of
e9.65 feet thence North 65"46'040 East a distance of 1561.16 feet; thence North
79037'320 East a diMnce of 87.63 feet tQ the TRUE POINT OF BEGINNING;
Thence North 79037'32" East a distance of 668.01 feet; ttmnce South W56'34ft West a .
distance of 6.99 feet; thence NQr1h 78"21'21" East a distance of 245.06 feet;.thenCEi
South 84030'54" East a distance of 198.60 faet; thence South 80"22'46" East, 442.89
feet; thence leaving said South line South 00"28'13" West, 494.11 feet to a -point thence
along a curve 10 the left havIng a radius of 450.00 feet, an arc length of 769.67 ~t and
through a central angle of 97"59'500, with a chord bearing South 41"30'030 West,
679.22 feet; thence along e curvEtto the right having a radlua of 400.00 feet, an arc
length of 196.28 feet and through B central angle of 28006'46", with iii chord bearing
SQuth 78055'420 West, a chord distance cf 194.30 feet to a point; thence North 87'00'55"
West, e dlslanoB of 81.62 feet 10 a point of curvalure; thence along a curve to the right,
having a radius of 250.00 feet, an arc distance or 188.18 hIat and through a central
angle of 43"07'410, with a ohord bearing North 65027'04. West, 8 chord dIstance of
183.77 feet to B PQint of reverse WfVature; thence along a WIVliI In the Ieft.-havlng a
radius of 750.00 feet, an arc dlatance of 575.01 feet ana through a oantral angle of
43065'39". with a chord bearln~ North 65051'030 West. II mord distance of 561.03 feet to
8 point; thence North 06"12'05 East, 237.43 feet 10 a point of curvature; thence along a
curve to the left, having a radius of 200.00 feet, an arg length of 96.06 feet and through a
centrel angle of 27031'07", with a chord beari';!9 North 07033'290 West, a chord distance
Qf 95.14 feet to a pointi thanee Notth 21019'02 West, 358.05 feet to feet to the Point of
Beginning. ,
said parael containing 27.32 acres. more or..
End of Description
Projeot No. 05132
December 14.2005
lrtU[I :JU~'~t{.HC ~[RVICES.
351 E. VGlolllwer In.. . Suill r. Nllldian. I~ UUZ
P.Z~UI8.1H5 0 L 2~8.8".HH
EXHIBIT At (LEGAL DESCRIPTION AND MAP OF PROPERTY)
DEVELOPMENT AGREEMENT-THE TREE FARM
MERIDIAN PUBLIC
WORKS DEPT.
Page 20 of 78
!:!!9..
EXHIBIT A
PARCEL 5
ZONEDCN
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
Mendian, Ada County, Idaho, being more partIcUlarly described as follow:
Commencing at the Southeast comer of said Sootion 22, uld pOint being marked
by an aluminum cap, thence along the Sou1h line of said Section 22, Nonh
89017'39" West, 2647.23 feet to the Southeast comer of the Southeast Quarter of
said Section 22; thence oontlnulng along said South line, North 89017'09. Weat,
50.06 feet to the True Point Of Beginning,
Thence continuing along said South line, North 89"17'09" West, 1243.07 feet to a
point: tt1ence leaving saki South line, North 01059'10" East, ~.83 feet to 8 point
of curvature, thence along a curve to the right, having a radius of 150.00 feet, l\n
arc distance of 221.56 feet and through a central angle of 84 "3T 42., wJtI:I a chord .
bearing North 44018'01" East, a chord distance of 201.96 feet to a point of
revelOO OUtVBture; thence along a CUNe to the \&ft, having a radius of 1000.00
feet, an are length of 470.27 reet and through a central angle of 20056'40". with a
chord bearing North 73"08'320 East. a chord distance of 466.95 feat to a point of
reverse curvature; thence along a curve to lhe rklht. having a radius of 500.00
feet. an arc distance of 494.38 feet and through a centrat angle of 56~39'050,
having a ohord bearing North 870S9' 45" East, a Chotd distance of 474.48 feetlo_ a
point; thence South 63"40'430 East, 311.09 feet to a point of curvature; thenca
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", havlng a chord beating South
16"24'46" Waat, 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 Ektginning.
Said parcel containing 17.26 acres, more or less.
End description
Project No. 05132
December 14,2006
L^"" ',UR~ErIIIG IEA,lrES
U' E. lIourl,r..r In,. " Sull" f. Meridian. 1815HZ
p.UUB8.1U~ . UOO.IBO.IH4
EXHIBIT At (LEGAL DESCRIPTION AND MAP OF PROPERTY)
DEVELOPMENT AGREEMENT-THE TREE FARM
MERlD\~N PUBLIC
WORKS OEPi.
Page 21 of78
~!9..
EXHIBIT A
PARCEL 6
ZONED &-15
Legal Description
A pa/'QEl1 of land situated in th$ south one Half of Segl/on 22, Township 4 North. Range 1
West of the Boise Meridian. Ada County, Idaho, being more parilculll!1Y described as
follow:
Commc:noing at the Southeast COI1lOl of said Section 22, said point being marked by an lIIuminum
cap, l;heoce a10Dg th., South Iic.e of said btioo 22. North 89017'39" WC3t, 2647.23 fllllt to ths
Southeast eorner of the Southeast Quartat of said Sectiol112; thence OOQ.linuiag along Bald South
line, North 89"17'09" Wc::st, 1293.12 feet to tho Trae PoiDt Of BegblDing.
Thence OOQtWuiDg alO11& 8Bid South line, Nonh 89017'09" Woat, 992.11 feet to B. poiDt; ~llll
leaving said South Une, along a curve to tlw right, having a f8di1l8 of 2400.00 feel. an arc length
of 839.93 !bot au.d tIu'uu&I1 a CC!1trlll angle of Z0"03'06", with a chord bearing NOIdl. 15"42'16"
Ea&t, e chord di&taDl1e of 835.65 feet to I poillt; tbeace South 75051'38" EaBt, 16.37 feet to II point
of cv.rvatUl'o; tbaoce aloog a curve to the left, having a radiua of 1200.00 r~ au arc length of
949,71 feet lIDd through a central angle of 45"20'44", with a chonl bcar1D8 NorIh 81028 '00" East,
a chord distanee of 925.12 feelt to a point; thence North 58047'38" East, 502..91 fcot to a powt of
curvatute; theIlce alol18 a ClWllI to the rigllt, haviDa a radius of 550.00 fellt, an arc dislallce of
701.23 feet lUld tbruugh a Cel1tral 8ll81e of 73003'01", wilb a daord bearing South 84"40'~2"
Ea&t, a chord. di&tanoe of 6'4.69 filet to a pC/iDt; theace Soadl 48009'21" &at, 172.87 feet to II
pC/in! of curwtlw; d1eo.cc aloog a ourve to the right, haviag a nldius of 200.00 feet, llIJ BtC kagth ,
C/f 156.88 feet aI1d tbrougb a c:enlralll8g1e of 44055'32", wilh a ehotd,beariAg South 25041'Q5"
East. 8 chord distance of 152.89 foot to a point; theaco SoutIl 03011'49" Bast, n.16fect to a point
of curvatw:e; theDce along a curve to the right, having a radidl uf 500.00 teet, ao IlrC distan9l= of
322.40 feet aocI tbroQg)1 a eentralllDg1e of 36056'38". with a bag dwrd bearing South 15"}5'30"
WOJL, Ii chord distllDQC: of 316.84 feet to a point ofn:vel'8fl cmvature, thence a1mJg It curve to the
left, having a radius C/f 100.00 feet. 1IQ arc dlstlUlCll of 19.18 feet lIIlli through II cenlrlll angle of
1037'09", with a chord bearil1g South 32055'14" Wea!, 8 c1wtd dI8tance ot 19.78 feet to il point;
thence Nllrlh 63040'43" Weat, 311.09 feet to a point of wrvaswe; thence aloog 8 ClINe to !be left.
bavins II radius of 500.00 feet. IlJl an~ leugth of 494.38 feet and through II ceIltIal angle of
S6039'OS", wilh a chord bcari!lg SOQlb 87059'45" WllSt, a chon.l dlstanee of 474.48 milt to a point
of reverse cW'V8turCi tbeuce along a curve to tb8 risb' bavillg a radius of toOo.oo reef. an arc
leogth of 470.27 feet and through II CCQttal 8Ilg]e' of 26~S6'40"" with a chord bearing Soulb
73008'32" West, II chord di;tance of 465.95 fcl:t to 8 poiDt ofreveno curvature; thence alons a
curvo to the left, baying II radi.ua of lSO.oo feet, llII. arc length of 2~1.S6 feet and through a ceutral
/logm of 84"37'42", with a chord bear\Qg Suath 44018'01" WClit, . cbDrd diJitance of201.96 feet
to III point; ~ SIIUIh 01059'10" Wc::sI, 343.83 lbd to a poUlt. the Pobtt Of Beg1aDmg.
Said parcel contaiIlin& 34.95 acres, more of leas.
lind dCllCription
Project No. 05132
DeecmbN 14,200S
- ---.__-__1-
__r_ ..
351l. "OlllIaWII In.. . SailS f. I18rW", to UU2
P.20a.a8l.1U5 . UOuas.nS4
~~'.f~tJ:"OVA=- .
~ -
. NlER10IAN PUBLIC
WOR\'<S OEfl.T.
EXHIBIT At (LEGAL DESCRIPTION AND MAP OF PROPERTY)
DEVELOP~NTAGREEMENT-THETREEFARM
Page 22 of78
FlSG -.~~
,~..-
Anderson Survey Group.coM.'
EXHIBIT A
PARCEL 7
ZONED CC
Legal Description.
A p"lcel ofland lituated in the Southeast Quarter ofSeetion 21 8ftd the Southwest
Qu.artar of 22. Township 4 North, Rlmgo 1 West of tbc Doiat; Meridian, Ada CoW1ty I
Idllho, beir:lg more particularly desmibed aa foUow:
COIlUl1CnCi.ng at the Southeast corner of said Section 21, the Tnae Point of Begianlngj
Thence alOll8 the &nub line of said Section 21, North 89<124'23" West, 868.32 feet to ..
point; thellce leaving S8id Soutb liDa. North 00"34 '29" East, 37.20 feet to II point; thence
North 03 QDO'02" East, 3%.62 feet to a point of eu.rva~; thence along a curvo to tho
light, baving a radius of 800.00 filet, an aro di&tlUKle of 228.96 feet and through a central
angle of 16-23'54", wilh a cbotd bearing North 11011'59" East, II chord distance of
228.18 teet to II point ofreveme C\KVature>; 'I'bawe along Il curve to the left. havin& II
flldius of400.00 feet, lID are length 245.40 feet llPCi through a cenb:'al anglo of3SQOP'OS",
with a ob.otd bearing North 01"49'23" Bast, a chord distance of 241.51 feet to a point;
th8QCe North 15045'09" West, 115.34 feet to a point; thence North 71"55'24" Bast,
125.94 feet to a point of curvature; thenco.aIQag II ~ to the right, having a radiua of
750.00 feet, 8D arc distance of427.71 feet ancltbroup a central angle of3201Z'SS", wilh
II cbotd bearing North 88001'53" But, a cbm:d distaace of416.17 feetto II point; ThllllCCl
South 75"51 '38" Bast, 264,25 feot to .. point; thence South 440 20'00" Bast, 59.46 feet;
thence North 00016'30" Eut, 32.03 filet: tbcnDCl South 75051'38" Bast, 60l.78 feet;
thcnco along a curve to the left, having a nIdi~ of 2400.00 feot, an arc length ofB39.93
feet and tbxoush 1\ ccn1r8l tmgle of 20"03'06", with a chonl bearing South 15042'16"
West, 11 cllonl distance of 835.65 feet to . point on the south Line of uid Sectiou 22;
tbonct lIlong said South line, North 89017'09" West, 361.93 feet to tbe Point of
Beginning.
Said plUCeL contaiDing 28.45 acres. more or less..
End of DescripUon
Project No. OS132
JanulU)' 13,2006
_~_I I_t_._~_,'[_ ---.-'--.----
UJ (. V.II"on, lq.. . hili F. "1f11l'....1 81HZ
'_209.188.1145 . I 20" oa_ J.IH
R~~~jkoVA~
. BY .
, MERIDIAN DP\,lE~r\C
WORKS .
EXHIBIT At (LEGAL DESCRIPTION AND MAP OF PROPERTY)
DEVELOPMENT AGREEMENT-THE TREE FARM
Page 23 of 78
!!!9..
EXHIBIT A
PARCEL 8
ZONED R..15
Legal Descrlptlon
A parcel of land slluated in the Southeast Quarter of Section 21, Township 4
North, Range 1 West of the Boise Merldlliin. Ada County, Idaho, being more
, particularly described as faRow:
Commencing at the Southeast comer of said Section 21, thence along the
South line of said Sec\lon 21, North 89024'23" West, 868,32 feet to the True
Point of Beginning;
Thence conllnulng along said South line, North 89025'31" West. 439.1 Q feet to '
, a point; thence North 00'"22'50" East, 859.78 feet to a point; thence North
89041'32" Easl, 106.05 feet to a point of curvature; thence along a CUNe 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 80048'28" East, a chord
distance of 154.44 feet to a point; thence North 71055'24" East, 226.33 feet to a
point; thence South 16045'09" 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 faet and through a central angle of 35009'06., with a long chord'ooaring
South 01049'23" West, a chord distance of 241.57 feet to a point of reverse
curvature: thence along a curve to the left, having a radius of 800.00 feet, an
an; length of 228,96 feet and through a central angle of 16"23'64", with a chord
bearing South 11"11'59" West, a chord distance of 228.18 feet to a point:
thence South 03000'02" West, 346.62 feet to a point; Thence South 00034'29"
West, 37.20 feet to the Point of Beginning..
Said parcel containing 9.71 acres, more or le&s.
End of DescrIption
Project No. 05132
December 14, 2005
L1I.Hn SIJH,VEl{lt.C $.E.n'~I(;(');
357 t WIII/I."" In.. " hlte F. Melldien, 10 U'4Z
r.208.888.Un " f.20UU.1J54
~. ROVAL.
RE~ .
BV
MER~~~~ ~~~f.IC
W .
EXHIBIT Al (LEGAL DESCRIPTION AND MAp OF PROPERTY)
DEVELOPMENT AGREEMENT-THE TREE FARM
Page 24 of 78
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EXHIBIT A2
DEVELOPMENTAGREEMffiNT-THE TREE FARM
Zoning Map of Property
THE 'TREE FARM
%ONElMP
~"- '.'
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EXIllBIT A2 (ZoNING MAP OF PROPERTY)
DEVELOPMENT AGREEMENT-THE TREE FARM
Page 26 of 78
EXHIBIT B
DEVELOPMENT AGREEMENT - THE TREE FARM
Owners of Property by Parcel Number
MDC,LLC
4410 W. Chinden Blvd
Meridian, ID 83642
S0422315300,S0422417300,S042224460S,S0422142300
Doug and Meredith Carnahan
4410 W. Chinden Blvd.
Meridian, ID 83642
80422244610
Chester Properties, LLC
7169 N. Spurwing Way
Meridian, ill 83642
S0422325401,Ft7219170210,S0421417500,S0422233750
Treehaven, LLC
2242 East Riverwalk Street, Suite 200
Boise, Idaho 83706
R721910100
EXHIBIT B (OWNERS OF PROPERTY BY PARCEL NUMBER)
DEVELOPMENT AGREEMENT-THE TREE FARM
Page 27 of 78
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EXHIBIT D
DEVELOPMENT AGREEMENT-THE TREE FARM
City Council Findings of Fact, Conclusions of Law and Decision and Order
EXHIBIT D (CITY COUNCIL FINDINGS, CONCLUSIONS AND ORDER)
DEVELOPMENT AGREEMENT-THE TREE FARM
Page 29 of 78
CITY OFMERlDIAN
FINDINGS OF FACT, CONCLUSIONS OF
LAW AND
DEC.ISION &-ORDER
RE,CEIVED
JUN 2 2 2006'
(~~tY;~f Meiidian.
,A!fl!.~ ,lark ameli
ctG;;dl~;;~~'; .~-
~("-_ l'll:..Ite'1 .r
"~L<:.~~,,~>,j,{~:J
In the Matter of Annelultlon a"d Zoning of :858.37 acres from RR (Adll ,CQunty) to, ~-2
(Low-Density ResidentJal)(66.02 I\cres), R-B (Medium-Density RMldeMla/)(167.02 acres),
R-IS (MediUm U1gh-Denslty Residential)(79.B2 ael'es), toN (NelllhborhoodBu$inen)(17.26
acres) and C-C (Community Bu,ineu)(28.45 acres) for The Tree Farm, by Treeh,,_ven,
LLC.
Case No(s). Al.-06-004
For lho City Council, Hearing Dale of: ,June 6, 2006
A. ,Findings of Filet
I, Hellri.\!), Facts (N~ Oltlaehcd Staff Rl'port for the hearing date of 1une 6, 2006 ilicdrpor~tcd
by refCI'enOl:) ,
2. Process ~'lIcls (see attlldled Stuff Report for tho, hearing date of 1une,G, .2006 inl1ol].\omtcd
by ref erone.,)
), Application and Property Facts (8'eel\(~achcd SlalT Report for'thc hearing dat.: of 1i1l1c 6,
200e;, incorpol1lted b)' refcrcllce)
4, Required findings per (he Unifled'Development Code (see nttncheq Slllff Report for the
,hearing daill_ofJul)c 6, 2006 incorporated by reference)
B_ Con~lu8ions of Law
1. The City of M~ridian shall cxercise the powers confCITcd upon ifby the "LoCal Lund Use
Planning Act of 1915," codified at Chapter 65, Title 67, Idaho, Code (Le. ~!i7-650~)-
2, Tire MeridiR\l City Councillaki:&:judicil'll notice of its Ullified neveJopnlent.Codc
codified at Title 11 Meridilln City C9dl', aDd all current zonlng:~t!psthereof.TIl\~ City of
Meridian has, by ordinance, ""tablished the 1m pact Area and the AIl't.endcd
Compr~herlSive Plan 'of the ClIy of Meridian, Which was adopted Augusl6, 2002,
Resolution No, 02-382llnd Map~.
1. The conditions shall be reviewable by the City Council pursuant to Merid';an City Code ~
'Il-SA.
CITY Of MEIUDlA-N FlNDINGS:OP FACT, C(jNCI.USIONS OF,lAW AND DECISION I< ORDER
C,.,ST! NO(S)-, -.z.06.00~. rAG!! I of J
EXHIBIT D (CITY COUNCIL FINDINGS, CONCLUSIONS AND ORDER)
DEVELOPMENT AGREEMENT - THE TREE FARM
Page 30 of 78
4. Due considera,iioll hail beim given to the,commcnt(s) 1'ceciv~ frOl:ll.thc; govem,l,ncnllll
.subdivisions providing scrvicC$ in the City ofMeridiaR plllMingjurisdictioh. '
5. Itis found public facilititl; Ilnd services required by d\c proposed devcloJ,mcnf w1l1 not
impose e:o:pcnse upon the public ifthc attached conditions of approval 'are h\1posed.
6. That the Cit'y has granted ,an order of approval in accordance'with this Dcbis-ion, which
shall' be signed by:the Mayor and City Clerk and then II capy scrved, lly the Clerk UPOll
ihe BPpliclIllt, the Planning Department, the Public Works Oq>artment and any affected
party ulquesting notice.
7. That this, approval is sUbject to the Legal Dtl;criptiQn an6 the Amended Development
Agreement provisions listed ill the attllched Staff Report illI amended during lhe hearing
date of June 6, ,2006 incorporated by reference, The Development Agreement prQvisions
are condud.ed to be r8JI$onable aud the ,applioont shall meet such.:requiremeiits'as 11
provision of annexation approvuL '
C. Decision'and Order
Pursuant to the City Coullcil's'lluthority liS provided ill Meridian CiJ)r CQd~, fi, H.5A a'nd'
based upon thC above aud foregoing Finding's of'Fact which lire hetl:in'llt!opted,' it is"herebY
ordered tliat:
'.lIe llPpllclIlltll rc'oIlOS! for Allocxation is 8oDroved subiCl::I to conlPlillnce with l'Ile
'DcvcloDmCn! Allreement provlsloo's provided in the Staff ({enort. 11$ modUiedbv
the tllstlmonv at the .June '6. 1006 public !le~!jnll. The Meridlll" Cltv Lel!lll
DcoartmclI I will, incorporate luto the Dovelonnlent Allreementall of the testimonv
from Ihe soollcaut and the Dub!il: and CQlloell rceard!"!! Quality of develoomellt.
OO~1 SORce reQuirements. access to th(l adiolnill!! properties. Internal circulation
and c!evadons that were provided at the .Tlllle 6, 2006 City Couric.ll hearinl!.
'floe llPpllcanl"shllU bave the development Bl!reemcnt shmcd within six month~ of
the date of aooroval of the annexation 'aJld is required to lIubrnlt n prelrminnry,pl"t
to the Cllv within 11 months of,the sl!!Ilhll! of the develoament al!rcemenr.
D. Attached: $tlltf Repoll f~i~ Ihe bearing date Qf June 6; 2006
CI1"Y Of MERIDIAN fINDINGS Of FACT. CONCLUSIONS ot: L,'\ W I\ND'DEC1SIOt-l &. ORDER
CAllI! NCJ(S) A;{..C}6.01)2.I' AOE 1 of 3 . ,
EXHIBIT D (CITY COUNCIL FINDINGS, CONCLUSIONS AND ORDER)
DEVELOPMENT AGREEMENT-THE TREE FARM
Page 31 of78
By action oflha City Council at its regull1r llleelinghe1d on the' 27-11;;; dliyof
d'~_'_'_' 2006,
COUNCIL-MEMBER S'HALJN WARDLE
Co.UNCIL MEMBER JOE BORTON
COUNCIL MEMBER CHARUe ROUNTREE
VOTED,~
VOTED_~~~
VOTED~
VOTBD~
COUNCil. MEMBER KErrH BIRD
TIE BREAKER
MAYOR TAMMY de WBERD
VOTBD -
::.'/ ' 111"'&114 tAK
AneST: { \ I
~ ~'B~.i\L ~
~.d. ~ t1~~ ~ .f. ff
LlAMG. 'BERG.JR.. ~rfvl;L~'Ci1~r.}<<'f'" ./:./
')lliJ9~.w.r'l , ~"..,'
/ ""IUIl1H'I\\'~
Copy served upon: V Appli~l
~ Pllmning Department
Public Works"DepMment.
. City Allomey
By:
Dated: 1,.03.0\.#
,CITY 01' Mp.RmIAN f'INOINOSQF PACT. CQNCLLlSIONS OF v.w IIND DF.cISION &. ORDE.n
"ASF. NO(5), AZ.06.0cn. PAOt] Dr]
EXHIBIT D (CITY COUNCIL FINDINGS, CONCLUSIONS AND ORDER)
DEVELOPMENT AGREEMENT-THE TREE FARM
Page 32 of 78
CITV OF MERIL)'AN "l;ANNUiltH>lil'AkTMENJ"STM'F'R(;:rOIl1' FOP. 'WE )'IIlAIUNG DATI:: ()P JUNE'~. 2006
STAFF REPORT
TO:
FROM:
HClIringDal<l: '6/6/01:>
Mayor &,Clty CC>\lIlcil
C. Calcb Hood, 'O.uJ'cnl Planning Manager
Mcridiall Planning Departl1\ent
;108-884-5531
; ,'\,jj')-J
olfo;~/di;~~~t/:~; ~'
,.. I;1.\HCI ,~
'1. ./",
- "~J~..~ 1" .r-~~'
"-1ZoX.~~"~~;
SUBJECT:
The:Tl'IICl I1nnn,AIUiCl(atio'n
AZ-06-004
NUICxatiol1 alid l.oninll of 358:57 llClCl from RR (Ad~ Coullly) to R-2 (Low-
.Dc:I\$iW Rcsidmtial)(66.02 acrcs). ~-8 (Mcdil,lm-Dcnsily Re&idendal)(167,02
acrcs); 1~.15 (Mediunl High-Density Rcsidontlil)(19.~i acrcs), C-N
(NeiShborbood B\1-s(ness)(17 2,6' A=) arid C-C (<;QnununilY'
Businc.ss)(28.45 acres) for The Tree farm. byTrechavcn,H,C.
1. SUMMARY DESCRIPnON OJ" APPLICANT'S REQUEST
The appliclUll, Trechaven, LLC. ha$ applied .for Annexalion and Zonlll& of 358.57' acres 10 R-2
(Low-Density Residenlial)(66.02 acres), R-8 (Medium-DcD5it)' Residcnlial)067.02 ;lcres). R-1S
(Medium High-Densi!y Rcsidenlial)(79.82 acres), CoN (Neighborhood Business)(17.2,6 acres)
and C-C (Col\\munilY BusincSlIi(28.4S acres). Tho subject property is clIrrelllly zoned RR (Ruwl.
Residential) in Ada County. The appliCllnt has 8ubimllcd a concepl plan Wilh lh~ aubject
'MI\OMtipn and Zoning appli~lion; .the Up\i)il:aII1 is not propo$inll, any' new 'and uses.
develbpnlllnl or 8\tbdivisiol\ at this Ume.
'rhe site is localed 'on the l)orth side of Chinde,n :Boulevard, approl(jtrultely '\10 or a mae wesl, of
Black Cal Road 'e<tlending, /l4,sl 10 approximalely Too Mile Ro.8d Read, '/1li$ SilO:: has
approllimaldy 5,300 feel of.(rontagll on Cl;lnden Boulevard, This sile is eOnlp,"-sed o( lell parc~ls
which arc o,!,ned b.y five dltTcn'lll propcrty,owners. There is an existing wh(,IIlsale "1]'","017)'. Lbr-ee,
s4j~lc.ra'mily homes, and several Clutbuildings DO thiS" she. The subject property is, y;ithih the
area proposed to be a pilTlnf the Cily of'Meridian's Area of Impact and. propo~ed Urba:n
S~rvjce Planning Area..
2. SUMMARY RECOMMENDATION
The subject Annexation, pn'd Zoning "ppl ieadon was,silbmilled to the PlsiUli'lIg' Dcpartnlcnl for
review. By City Ordinance, the Planmng &; Zoiling. Commission makes recommendation to, the
CQUllCi! on Annexalion Bnd ZoningappHeatidns. Any CQmm<ll1ts rclatod to.LheArinexalion
applicstiol\ (AZ,06-004) wlll be UlcJlIded: in the Comml:i$lon's I'CiCOIlD11endalion to the CounciL
Slaff is rcct:>mmcnduli: SUDtOVsl" of The Tree Fann A1UleuLiOri {hZ-06.004l. with a f)ovelLlorncnt
Alireemcnt for thi's Drolcct. The MeridillllPJliul1ing Bnd Zoning Co\1Ul\issio!, heard the item,Oll '
Marc,h 2nlld April 6, 2006. At the "Auril 6 ,2Q06 publlctieann2lhoComminion volcd ta '
recommend denial. At tbe June ,6: ,1006 MeridIan Cilv CouDcil mBlltIDlz. the Council ,'oted tQ,
8DDrovo tbe sublect BDDUcntlon.
a. Sum.nuy of Commleslon Public Hcarini:
I, 1n favor: oerick O'Neill, Doug Camaha'l, Pele O'Neill ,
ii. In oPPOSiliOll: Tuck Ewing. Shcrri'Ewhlg, Arthur Rabchl". John !Zwlng. Bill
Gigray
ili. Commenting; None
iv, Starr preaendnll,application: C.alcb' Hood
v, Other staff conlmenting nn applicalion: Bill Nary
b. Key l8~uea of DllC!usslon,tlY Commission:
Tiu: TrlX' rami Alln~l('IIOII .. ,\Z-O&-O()4 PAG.~ 1
EXHIBIT D (CITY COUNCIL FINDINGS, CONCLUSIONS AND ORDER)
DEVELOPMENT AGREEMENT - THE TREE FARM Page 33 of78
CITY OF MERfl)IAN PI .ANNINO nllP'ARThlF.NT STAFF Rff>ORT FOn'TIll; HUR1NG DATlO OF JUNE 6" ~006
j, Ownership ofpareels Itear Lhe Phyllis Canal, lIdjllcelill<l the l:ECO'OJlc
propertIes, andadjaccll( ,t(>lhe ltaliehl out~parcell '
ii, Providl'ng fulure public Sll'<<'/ ,IICC~S ,to l~ propcn)' 10 the norlh (Aldape);
c. Ke)' Clmunissi!lu Cbaogn to SlaffRccQ'mmelldlltloll:
i. Staff rcconlll'lended appmval; the Commiasion llcconunendlilicm is (cll",:lenilll.
d. Outstlllldlurluues for City Council:
i. Staff recolnmended 8ppronl o(the subject annexatiM appI.ii:,Mion. Un"cd on the
flrt tbat orovlsions for future Dublicltreet tecas to,the OrODCI!ty to the,
north (Aldaue) bad DOr been resolved bv tbe bearins! dilt". the Commission
recomtlllUlded demlll of the nnncntloD. SubsC<lllentto Ih.. Commission
bcarinl!. the aODlicant met with C:itv Siner and has discussed II DOllSiblc g(\I~llion,fo
(he access issue to (he AldaD" DronerfV StatT believes lhat' the aDDU'Cant, will
Ilrest:nllhis nroDogal to (ho Cilv Council at the June 6th Dublic hearinR,_
J. PROPOSEU MOTION (to bl' ~o1lSldcrelhf,or the public loeeriDg)
Approval
Afterconsidelillg all staff,' applicanll\lld public l~hmony, I move: 10 tPPIVVC foi.le Number AZ-
06'004 as, prcsellted in ,the StalT Rcpon for lhe hCfulng daio of JUQ!: 6, 2006; with Ihefollowing'
modificalion. to' Ihe proposed dovelopment agreement: (add any p~opo!lC(1 mQdil1caliolls.)
Dculal
Aficr coIIside,ring all slalf. applicl\nI and public leplilTJ(lny. I move \0 den)"File NUll\bCl' AZ-06-
004 as presented in lhe Slpff RepQrt lqr t,he heari.ng, dale of JUlIO 6, 2006, tor the following
,"C8S005: (you should .taLe .pecific ren.on. fOT denial ofllle aIUICQLion,re<tuesr.)
'Continlla\lce
Afler considcrini all Slaff. applicam and public lestimoll)', I move to continue 'rjle Number AZ-
06.004 to Lhe hearing date of (illlierl conrill\lcd ,hearing date here) for Lhe Following i'CasOll(s):
(you sholjld Slllte specifie rc8SOt\{s) for continuance.)
4.AI'PUCATloN t\ND I'ROPERTY .'ACTS
a, 'Sile ^ddf~'lILocatiul1: 44JO W. Chi'nden n(lul~ardl4740 W. Chi,idcn llonbmd; ullrt'h
side of ClundeJl BoulClVard in Sections 21aoo 22, Township 4 North, Range 1 West'
h. Owners:
MDC; LLC
4410 W, Chinden BoulevllTd
Meridian. 10' 83642 . ,
&.
OJ)ug and MelwitlrCamahau
4410 W, Chinden ',Boulevard
Meridian, 10 83642
&
10 AIIII Eggers Trust
7169 N. Spuming Wa)'
Meridian, ID 83642
&.
Jo /\nn, Eggers 'rn18t 31)rl US Halik Su~ccssorTrustee
1',0, Box 64142
Tho Tree F."" "".<'<O"on - AZ.06.004 I' AGE 2
EXHIBIT 0 (CITY COUNCIL FINDINGS, CONCLUSIONS AND ORDER)
DEVELOPMENT AGREEMENT - THE TREE FARM Page 34 of78
CITY OF MERlDIA,N PI.ANNINO (}t:PN\TM~N;r STAFF Rl:l'Ofl'r FOll"IlIE HEAI<INO DATE OF JUr-of. 6, 2'006
"St. Paul, MN 55164
&
Connie Avcry
4740 W. Chinden Boulevard
Meridian, to 83642 '
c, ApplicftnI/Repll'$cntallve: Derick O'Neill
d, Prc$,mCZoning: RR(Adu County)
c. Present Compn::hl'lI.lve Plall Designation: Mixed Use - Community. McdiullJ'Deil.il;.'
R-esidenti~1. Low Dcnsily,Residcnti4-I, and a Potenlial School Site are aU,dcsiSl1ll1ecj for this
pl'opel1y aD Ihe ~ Future um~ Use Map.
f. Dcscription of Appli,;:ant'$ Request; Rciqu,es1 far,A1mCllOtion Md Zoninc of358.57aercs, to
R-2 (l.ow.Denslty Residenli~I)(66,02acres), R.li (Mcdium.DeMily Residcll(ial)(167:02 '
'Bcres), R.15 (Medium fli!lh-Dcll~ity RI!:$idclltiaJ)(79.82 acres). C-N (Ncillllbarhood
Business)( 17,26 acres) and C.C (Coffilnunity Busine9$)(Z8.45 acres),
g_ Applicant'.~ St81emcn1l1ustilication: The Tree'farm is a 362.65 aCOO planned community
located nOl1h of Cliinden Jloulevard, directly west (If Spurwing Coulllry Club. Thc-pr\~p"rty- is'
~urrt\nlly in Ada County and OUl8idc,or Ihe-Meridlan a~ of impact. However. il is part of tbe
curren I Comprel1e.lsive Plan Am~ndlTl<!nl'.11l prC)CC.\s. The propo$\ld l;:omprchcnsive phm calls
for mediulll aud low deJllllly housing 'as well DS,llIlCighborhood commcn.:iallll1d community
l;:nnunercial eor:npooent. The appllr.anllulsJl1ct.. w.ith the City of MeFjdiall num.erous times 10
refine a concept plan to match thc' new "outlined comprehensive plan (pleas(:' sell' Applicmlt's
'SubmiLlal LeIter.)
5. PROCESS FACTS
ii, The subject application will in fn,el cons!itute:llll annexation as d~lerrninecl byCilY Ordinance_
By reuson urtbe provisiOn.< oflhc Meridian City Colle Title II Chapler 5.. public ht"aring. is
rC(lulred before tho City Council onlhis mailer..
b. Newspaper llolifiealiollS published 'On: f'cbnlal)' i J ,1Ind 27. 2006, (Cor p'&, Z (;amlnis~ion
hearing) a,nd May, IS and 29, 100.6 (for'City COune<il hl!:8rillg)
e, Radius notices mailed to properties withill' 300-fCCl 011; FebtlJary 8, 2006 (for r & Z
COlllmissionhearillg) and Mu): lZ. 2006 (for City r.ouru;:il h=rin8)
d. Applicanl posled notice'un ,jl., by: February'lO, 20Q6 (for P & Z Commissit111 h<:anng)
6. LAI'II> tJSJi;
3, Existillg t.~nd Use(s): There is an cxisling wholesale ,nursery (~fam>), three homes and
olher oli.buildings on lbe subjeet sitc,
b, Descrip1ion of Charaeter of SUITOWldlng Area: ThiS a~ is primarily rural fllsidential in
nalure. This area, ~sp...,ially south of Chfnd,en. i. I1lpidly Ir811Si1ionlng from rural to urban.
c. AdjaceJI1 Land Use alid Zoning:
1_ North: 'Phyllis Cnnnl; Ru,.at r~{denlial; AgricuLtural, zoned RR and Rl (Ada
County)
2. Enst: One.aeri! lots iU.Spurwing Suodivl8iOlland WcstWinl1;Subdivisioll, zoned RR
(Ada CUUIlY) ,
3. South:l'ropo.ed Bainbridge Subdivision, wned L.{) and ReS; Sc~aJ rural
properties in Ada Counly, zoned R1JT
1h. T..... F."" M,..,,,..j,,,, - ...z.on.()(H I> AGE 3
EXHIBIT D (CITY COUNCIL FINDINGS, CONCLUSIONS AND ORDER)
DEVELOPMENT AGREEMENT - THE TREE FARM Page 35 of 78
(:I1Y or Mf.IULlIAN,rl,ANNINO OEPARTME:NTS'rAl'Flll'l'O,RT 1'0Rnlf.IfEARJNO O;4TE OF JUNR6,:2(lO(>
4. West: Agricuhural und'rural r""idenlial, zoned RR(Ada County)
d~ History of Previous Actions; The Cily is currently in lheproCess fif aml::n,Ung, its, Area O:tCily
hnpncllo include'the subjeclarea. The Comprehensive 'Plan 'Map Amor\{frl1e"tuPpliC~I{l')n is
o11ll1e'(;ily Council aSCll&l fur March 7, 2006. On Maroh'7.'2006 the City Ctlulicil "0100 to
aODrove the ComDr~emive Plpn M8[l ~el"dl\lenl ,which Iner",cCll incorooralin.8 (lIe S\lbiCi::l
area on lhe Fulure La1ld Ufo Mnn.
e, Existing Constrainls .aml Opportunities;
I, Public Worlc&:
LOClilion of sewer: Tbis parcel currcnlly has no sewer available lo,iL II is master
planned 10 sewer to the [lllure North Dlack Cat Trunk wblch will 1101 be,available
till'late 2007 or early 2008. . , '
LO<:lIlioll of waler; Tbere is nO Cil)' of Meridian wllter l1llIin cUrrelllly uVllilublc 10
this sileo United Water and the Ciiy of Meridian arc culTCluly illmlgotilitior1s,thal
. wOLild allow VI' ilM' Wilier 10 provi'de water service to this site. '
18SU~S or conccms: Sewer will nol be availllble liB lale 2007 10, Cllrly 2008,
2. Vegetation; There arc some c"isling \TOeS on !his sile that. should lie pr,,,ec.ted Or
mitigated for when this prop~;l)' develops.
J, Floodplain: N/^
4,Clln~I:vDiIChClllrrigation; All)' krigation,ditehcs, laterals and Clillals (11011'11)'ll'i8) lhot
crOM Ihis property 8houl,d be tH'ed wh..n this property develups,
5, Ilazards: Staff is not aware of 1m)' JUl>'.Ilrdinssocinted wilh this property.
6, l'r<.>posed Z.oning; R-2, R.ll. R.]S. C-N and C-C
7, Size or Pwpcrty: 3511-.57' ncrcs
f. Subdivision.J>lallnionnatioll: Tbe IlppliC:Bnr has nOl, subnull~ II prelimlnary plarwiti,)hc
subjecl allnelUllion application. 'S.tuff rCCOrnmllnos withe City ente(illlo.a tlevelopn!eqt
Agreement (OA) with fhe subject property ow!lers.. Such agl1lOlllClll aMllld include lhe
provisions in SeeliclI 10, Analysis, below_
g, Lal1dsc~ping:
I. Width of.s,l(eel buffir(s): Per City C(>de (UDC II-iA) Md the: Comprehensive
Plan~ n 35.:iool wide landscape SI",,,l buffer is rt:qllirl::d adjacent to Cllinden
Boulevard, 1\11 enlryway'corridor. Per the lJDC a 25-fQOt wide street b~lffer is requir<id
adjac<.'nlto aUancria]slreels; a 20-fool wide street bulferis required iuljai:cnl \<>
collector meets; and, a 10-foot widebuC!'cr is'required lidjDCClllto 1ll1,conillll;J'CiaJ
meets. When tbis property develop's,. lbeCit)' should require fun compliance with Ihe
streel buffer requirements of the UDe,
Z, Wiqth ofbuffcr{s) between' 1811d uses,: Per CilY Code (UDC 1'8bl" '11-23-)}. 825.
fOOl wide landscape buffer,is required, blllween c:ommerelaJly zoned propel'lics and
tesid~nlilll uses/zones. When'lnis prDl'crty develops, the Cit)' should rcqlJire lillI
compliance wilh the land'use butlerrequirernen~ ofthc UDe,
h. Required Commercial Slandards: C-N a,nd C-C
Sctbacks I'''ilpoaed
Landscape (l-acaVConllnercial) N/A
Required
10'
Tho Tm> Flrm /Inn.''';'''' - AZ.o6-004, P,~GE 4
EXHIBIT D (CITY COUNCIL FINDINGS, CONCLUSIONS AND ORDER)
DEVELOPMENT AGREEMENT - THE TREE FARM Page 36 of 78
CITY 01' MF.1UIlI^N rl.ANNJNO llE',PAR1'M1WT STAfF Rfcl'OWr fOR TliF-lm^'UNG OATIO.or fUN!; 6.2001)
R-8
Setbaoks Proposed
front/Street Side Living Area N/ A
Si.:kAccessed Oaralle N/A
l~ronl AeCCised Garage NI A
lmenor Side N/A
Rcar NI ^
Fronlalle Nf ^
LolS~e NfA
R-15
'-Setbacks proJXl500 Required
FronllSlTeet,Side Livi'lg Are4, NfA 10'
Side Mc'~seQ Garage NlA IS'
j'l'ollt Aeccs.~cd Garage N/A 20'
Illlclior Side NfA '"
Rear NfA 12'
Frontage NfA O'
'Lot Si<lc 'N/A 2,400 &qll8rc feet
J SUml118IY of Proposed Streets and/or ACCeSS; ,As menti<!ncd above, lhe applicaot is n\"lr
'proposil111 to devcloplplatlhis propClIty at tliis:'li",,,. Thc:rc should be r\JlUrc cast-wc&\ 39d'
nO!:lh'8(11Jlh collector/arterial rOlldway~ l;Onslfucted wilbin the ~oupdaries of.this site wh:ich
would connecl Chilldell.Bolllev.rd Ilnd nillckcCal'Road,ovC!' thll Rim.
IJ11II'yway Road (Chitidlm).
Collector Street
Ma"imum Building Height
j, Rt:tJuired Resldcnliill Standards:
Selbaekl
N1A
N/A
N/A
R-2
Propos eO
N/A
'NlA
'N/A
N/A
,FronllS\rcet Side Living Arelt
Side Accessed Garage
Front Accessed Garage
rnlcl'Lot Si~~,
Rear
FrolUl\ge
Lol Si<:c
NIA
NfA
N/A
'1. COMMEl'jTS J',iEF.TING
35'
20'
!'is'
Req\lired
20'
20'
20'
7.S' p,er SIOry
I\S'
80'
12,000 a'll/11m feet
R~llirtlll
IS'
I"S'
20'
4'
12'
SO'
5,000 aqu....c feet
""on... 1':"", """"";0" .-,\Z.06.004 I'AGE 5
EXHIBIT D (CITY COUNCIL FINDINGS. CONCLUSIONS AND ORDER)
DEVELOPMENT AGREEMENT - THE TREE FARM Page 37 of 78
(lilY 01' MfClUDIAN PLANN1NG'DEP~RTMi;"rST^fF Rl::p.OI;fr FO~ 'Tln;:~I~^RINO.b^r'E OF JUNE 6, ~006'
On Febnuiry 10, 2006, II jolnt"agency Rnd dcpilltm6nla n'lecling was held wllh ~~lVic:<"providcrs in
thIs urea. The ug~ncics lllld departments pri.lsent Include: Meridian Firll Depllltlllent, MClidian
"arks Departmenl, Mel'idian Public Works Depanmenl. !lnd the Sanllary Se.rviees Company, The
Meridi~n Fire Departmenl and the Meridian Parks Departmenl w~'l'e the'only dep.irtll1en~( or
l\gcnei~s.lo provi~e eOmlnelllS, TIlesc comments are "standard" and have not been UlcIuded lIS
cOl1ditic;ms of'annexation, Once a development plau(s) is subtnlulld alaffwill provide rlle.opplical'lt
wilh specific COTllInellla and conditioos from llU coJJunelulng agerJeiet; and del""1ments,
8. COMPREnENSIVE PLAN rOLrCms AND GOAl;S
This Ijroperty is designated ','Mixedl!se. COlntnUuilY", "Medium Densily. ResLdeulial"~nd "Low
DellSity Residenlial" Qn the proposed' Comprehonsivc Plan Future Land \Jae' Map. III CIWl'l~r V l.l
of Ihe COll1prohensivc: Plan, the mixed yse designatIon is defined In pdrt as 1~1I area lllat is situated
in liighly'visible or transiLioning parts oflhe Cily .where innoviltiv~ and tlcitible design,
oPflOlllll1ilics an: ellCollragc:d, rlic Mixed Use" Communit)! dcsignlitiou allows residential
dellSilY helil'",,'l 3 alld I S dwelling unils per llere. up to 200,000 squlITe f""',of-non-residential,
building ".-e", ami is intllnded 10 allow il brood r.m,ge OfllSCII, Modiunl den.ily r...idenli,,1 areas ai'c,
amicipaled to contain between three nnd eighl dwellings per a~. ,:wbilillow dimsity residenti~l
a~s are illIlic:ipated to contain up to three dwellings per acre:,
Slaff finds the following (:OUlpl"ehensi~e,Platll'olicies to be appJl"cablc 10 this. propeny- ,and apply
to thc'subjCCl propcrt). (slaff analysis in italics belnw poliQY):
R.equirc, If,,'t development projQc1.'. have planJled tor tm. pruvision elf nil public.. .l:r;vlces.
(Chapter VII. Goal.I1I, Objective A, Aeriol! 1) .
Wlrtn tll~ Cit,Y e~lob/l$lre.r il.v Area of City impaCI, iI pions 10 pl'inlide Ci{l' services. Ii;> lfie
sII/y'uel propeilles. Thu elly uf'Meridi(l" plans 10 pll}vlda ",unlclprrJ" ,ven-ices /0 11r" hind.l-
p'vposed III lie aTlt/ued In the following mil/mer;
. :~lInilury .vewtr IInd Wilier sen.!C'e wlfl be u(entJ.ed '1'1 Ih6 fJroJ,'cl 01 the
dewloper ',f "J1I''',te.
The ,''libjur,J lelnds CII'I'enr(y lie li'l/hin the j,/r;.miclion of Ih/! Mer/ilian Rurttl.,Pil'e,
DislrlCl, OnCIl unnex:ed the lands will, be linder" lilt fll1'lSdlctlon. of the, Meridiem
Cily Fin DejJQrln,enl, WI", cl.Irt'eITlI)' shurcs l'Il,imrce 'ond per.~(Jn;,el, wilhlbe
Me/'idi(1II IlI/YIlI FiTt:..Deparinl<ml,
The slIbJ,,,'lllllld.1 clIlTenlly Ii.., wi/hin Ihejllri,I.(jk:lit",.Q!lhe, Adll Cqrm./}' Sherjff's
OJlir.:<<. O,.,e" anMXIl(1 Ihe lands will be se",il;lld by Ihe Meridian Police
D,<,pilrlllllml (MPD),
The rO(1dWIlJl"'" tJ<fj".~nlIO Ih" subjecllands Q"" CL/Tremly Qwn/lil ""d ",aimain"d
/>y Ihe Ada CQIINly HlllhlV/lY DiSlricl (ACHD). This so:rvicewillnnl dIO/Ige.
1710 ,l/JbjeCt /(md..- Qrll clIr,.MTly "ei"'liced by (he Mtirldi(PI School :VlslI'lcl #1. This
.or"ic/I will "01 chung.:.
The subjecl lands ""e clIrrently S//Iviceil by Ihe Meritllun Uhra')' Dis/riel, 11lls
w"Jce will rlOl dlllnge and Il,e MerirJ/(l/f Library DI,fll,7CI 'should suffer no
revenue {Wi., tIS a,resull ollhe sulJ}ecl annexolion,
,MullicIJXII. pJ-e-sujlporled. s,!rvicli.! wiN he proYid~'" by IM,Mer/dlnn Bui/ding Deparrmenl,
rha Meridian PL/h/ic Works Depa/"lmenl, 'Ihe Meridian Wattr /)",,",'",cn(, IIle Mer/diml
W<I.rleW/II,.,. IJej)urtm/!nr, Ihe Meddlall Pltl/lnilli J)eparlmfl/'/I, Mertdiall U/J'Ury Billing
Sc"vic;:s, utili Sallila')' Servic~. ,Compuity-
Th. Tho. Fa.m A'H,.,,"'I.o _ AZ.06.004' V AO'E:,6
EXIllBIT D (CITY COUNCIL FINDINGS, CONCLUSIONS AND ORDER)
DEVELOPMENT AGREEMENT - THE TREE FARM Page 38 of78
CITYOF M rmfDlAN rl..ANNINq DIll'AR'l'MF.NT 5T Al'F REPOrU:-FOlllllE'IIl.!ARJNO DA TI> 01' JlINE 6', 2006
PrOI~el' cxisti'ng residential pml~jcs from 'illc('mpillible ISlld U5C dcvclopmelll 011 adjaccilt
pBrce.ls, (Chapter vu, Goal/V! Objective C. Ac'iiori I)
Tlte "Ptl/icm,t is proposing residenllat Z"'1~.< at/jru:el# I", the 1l!,1,!lin& .f'</sident{lJ/ and
agrlcuttl(/'nl proper/ie.r /0 the {lorlh. '''lIslllnd weu '(oil zoned RR Qr RI' ill Ad<l' C'lWlIy). ljolh
parcf?ls prOJlOs~cl lor CO/Mlera/ol ;Qning, are, in/el1lullo tM d<!Vfllopml!l>l, 1/1'1 flP'p/ic(illt is
proposing c~"'mercla/.llonll1g atfiaC'fn( to proposed,lWideltt/atzoili", districts" fIoWtlve/'. Ihe
lmfillcts'lt) .Ilw proposed/fulul't' I't's/dell/lal proper/Iss by't~e cor/t",erclltJ p!iQpel.'l"eJ' (ji:1I1' be
limited t/lrough thiNN1IStMlclio;, of l1)adwi'y.r. land 11M bujJers, fBlldlig,,' and dt',s"gll 6f tl,,!
ftlllli'e sllbdivislon, mien ,Ievelop",enl apjili,-aliiJ/!!; 1lI'U submittedlllr'I/'i.. sUe. .l"wl{"'dl(fi,[fy
evn("ate II,.. CQmpallbl/ity oftlle.proposed(,lIld lUllS.
Requir.: n~w urban,density subdivisions which abul or are proximal 10 lixisling:low di:n,shy
rcsidenliDllnnd use., 'Iii provid.. landscaped licrcl<nillg or transJtional densJties wilh,larger.
more ooll1pnrnbJe lot Iii-os to butT_I' .he illlerfai:e belween \lrban level d,c:nsiries and rural
residential densities. (Chapter VU. Goal I, Objective 0, Action 8)
.~la.o'rO!c(lgnite., 111M Ih.."" a/''' Sllme C.~i.fting (ow del1s(ty ''fIsldenlio( (I/nd IIJ'''.'' /fetlr lhis
property, Swif hefiew,r thtltlhe toea/ions q{ till! proposed R.2. R.8 and 11.15 zOlting
des/glll/li(I"s are geilerally opprllpriQ/e as Ih" largtl/. ((II.. wtii pri",w'iiy be Il" /J,G. north .r,.d,,'
o/"the d''''l'.lupmenl, ond the highe,' den.'if)' will be nClll'(lrChimlen Bvu/ewlNi. " m({ior
rlrleria/slreN, Hr'M-ewr. Ihe applicam Is propuslng 011 R.l j '(In" IlIJjac""'1Il W,::slWing,
Esli,tcs, ,{/ proposed Jow density 1/1'''(1 011 the I"lIIl1re 'Lolld Us, MQP. To nr/Jvide'lItransilitJl!
"<,lweM III/! s/lhlrxt dBveJimmf!m and IlIe (/lillI'/? 10wdellslfY Nt.dive/Milum/ OrWeslWil11{
F.slat('.V .I'll/no relX1mm,nro. Iflll.l'Q slrio of R-8 IN nrovlded 0,10"" tile east ~-Ide ot /hi;' sife, ,TIJi,f
strll} should be able tll accommodale (II 10a,I'1 an", 101 dentA of R.lI sized 10'rfQt !.!asl i25.{i:ct
lIeell), If amend,d'lIs pl'l'ipo$i!d, by ~tQJ/. the proposed ~Qnillg shOJl/d ejf,cwe{y pt:o:y,'d~ lire
Iransiilon /!ef\WIen the 1l4/acenl rural parcell' ami Inft proposed uri!a'n develpplll,m~ :SlajJ
,.ecornmem:ls thallhe CummlssiQIl and Co",,,iJ rely dn any wrUlen or ver/lalteslimQny:
pr"videdji'O/lr neighbors whtni tlitlermlni"g tho "'''~'t apprt)pr(Ot-e'Z()/l#/(Idesignatianjlir (his
property,
"Pem'!;1 neW. '. ,com.mereial devc:lopments ollly where IIrball 8ocviC<'.s: ,can be rcasonDbly
provided ~l ,the lillle of filllllllpproval and dcvclopnltnt Js conligllOus, 10 the Cily," (Chap Ie,
IV.; Goal/, Objecliw A,Action 6)
7Ms dClI<!lopmem Is cl/lTenliy 11(1/ s(Jrtliceab(e ~y I/Ill Cily /)f Mer(aion '" sanital')' ..ewer
,system, S/!'I\'er ~cl'Yi~/!'for tMs t!eve(llpmenlwtl/ b<: via Ihe/utul'tl NorthBlllc~ C,atliji s/<llloII,
If Ilri,r I(<:ve!opmenl is appmved. (( sh,,1I b.... ,'libjectlo Ihe Naflh B/act; Cnl s~"'e" .fy,rt~m being
u.",iff/ble:, City oj MeridiAn municipal water is {'ummlly'not QV(IIIQbI~ to this .,'ile.' the CI,>, of
Mf/ri<lilm and UIli(ed WAleI' /Ire cl/mmtly (n /legol/Allans MUI 'wou(d allow Vniled: !fmer 10
provide w<,ter .~e"'(cll to tlli,' puree(, Solid mula aild olher la/'vlctl cQn lie' provided IU this
propcrly,
.' "1;OCI\I(.' new eOlnl11unity r;omnien:ial areIlS all Drtcrluls. , ,netlr residaniinl il~s in $\lcb ~,way
a. 10 r;llmplell1ent with adjoining residential areas." (Chaplor VII. Goal Ill, Obj~cliw 0;
Aetioll 3) ,
C,;hilldenSOIl/eYllrd l.r'a de,figmlled arter/,,( /'oadway, Staff/il/,}s thai the pl'<lpoH,:d cq/lTlm",i!)!
,etlmmerd,,} zoning and Julur/! '.",mmercia( 1<<lI.r 1)1/ this property, shoul(1 complemenl ih<<
Ilcurby 1"(,.,i,[<<"I/I// J"nd uses.
n,. r",. F.nn Annexnlion - Al.Q6.Q04 PAG<:?
EXHIBIT D (CITY COUNCIL FINDINGS, CONCLUSIONS AND ORDER)
DEVELOPMENT AGREEMENT - THE TREE FARM Page 39 of 78
CITY or ''IF.RJOIAN I'LANNING DEPARTMENT STAFF Rf:PORT FOR THE IlEAIUNO DAn Of JUNI', 6. 20Q6
"Plan for II variety of comm~ial and n,:loil Opporlunilic~' within thc'lmpaCI Area;" (Chapter'
va, Goa1.1. Obj~tive n)
Apl'/'nx;maliJ/y 45 e14'r/J,\' nf Ih~ sub};'CI sile ore p/'opD..ed fo/' cum'lIereial ",,/ling. ,/:1;01' ~'lIb}ecl
1L1'P/icalion does nal propose OilY new Im!!s, ami thlignliles 'Iho commorcially ;:on'cd
propllrt/~;~ 'IS' inixl/d use CCIn,m"rcial. Th ex/sling Ir..../ar", UrQt is 10 ,'oma.n. (111/1 'Ih" Jillilrf!
CQm;,.,,:,'C/al all<f ra/ail siles, ad,f fa Iile v(l>"icry (If non-residential Ules wilhin ille City',f Area
of Imf'(/(.I. Sro./f i.. ,Yupl'(lI'liila oflhe proposed corM/lire/a/ ~(lnf"g,
"ResUiol cllfb-cut~ and QCCC.U points on collcc;tors llnd al1erlol 6lr<<ts." (Chapter "In, Geml
N, Ohjective P, Action 2) ,
011 Ihe 5ublliiued'concepl plan, Iha applieallf is e/1/lCfplliQlly proposi,;" a m/d-mile acce.H 10
Cliinden 1101lIel/(/rd, and /Ulelfd/II!: Black ColRoad 10 Ihe n'lrlh ac/'DSS CIi/'/li..Irm ,!Jo/Jleva.Jr!;_.A
Illird acces" 10 Ch/nd,." 8ou/~vr,}"d. /Dc'I'ed " ftw h.."drorl feet from 'Ihe Black Cai ROad
e;r;tells,ion, i.Y sha.WI; an lhe Concepl PIU/,- C/Jnc/fPIllLli access poims io Block COI Rood Glre'
also proposed. No OIlier acc".t,t poillls Io{(rom: Black Cat RDtld or ,ell,illiten lJ"I,I<!"",-d tlr"
CQ,rce.plllally propos,vd Wjronr Ilrl.!" properly, 'Whe/l Ihi~' properly r,lw.lojls. ,,,,if( reco/llmenqs
IlIa! a"ces,T I", litis .\'/I~' be prima,'ily I}lVy/dcd by Ihe/ulure ;nlitrmll, ro(u/wuy!lIri ,,,,,,iay Sysl"lII
and /101 Ch/lldJln Boulewml 011<1 I1la4'k Cal Road, SlqiJiJ IIJIl.rolly, SIlPporlive.o/'/.~.pr{JjX}sM
atcess poinl8 !I) Ch/nden Bolllevwd and ;Black Ca/.;RlXld. as shown dn the sl/b,iritti!d d,.tieepl
plan, w/IIa Ihe exUplion oflhe propo:ied 'driwKOY access' point II) ,lIlt.! COnlmlmiry'
CO/ililll'r"ial arel/ from Chiltdolf BOlllewJ,.d: SI"" r/lcom"umiJs Ihal ,,(;Cess reslriel/oTls 1!2
(,himlen f1ouluval'''' be a/aced on Ihis /J/vJ/>errll Ih/'0/12h nrovislo/l.. in " J)ev~
dJii:J,~S'''ff jii,.lher f'(!CQ","'tJnd.t llaOI II./! occess polJlu 10 Black Cat Rolld be "l'ail"'lod
I//Id ,.eslridl.'" when lhis proptl'l)' dew/op".
Rcvil'V' new development fUI appropriate opportUnities 'to c:onnect to local.l'oa<ls.od
collcctors inadjalOont developments. (Chapter VI, 0'\18111. ObJeCli'vc A, Action 13)
CU"'~IIlly 11",...e "'I'/!'lfO Of'porlun/l/e.t to cOmWl.'110 "xi.lling roo4" III odjaceltl del'e:lop,nellls_
SUliTboli/lvCS li,al l4'h,," 11111 "(Iod>LVly/clrlveway ,fyslem i/l TI,~ Tl-el1, Fa'm I.. C(lT/.l'I""cli:d, ,hM
pc/reel sltol/ld provide /Icce.ts //Ilhe parcel 10 I/!e caSt (Henkel lJ..8 acre"S). WIIS' (MC;M,dl""
pI'Ol'e'Ty; Owyhee: MOW/lailt VeJllUre5 pl'ope(ly, ami Schwenkftlr/.er p'lJ/1e/"ty). 'aM 1I0r/It
(1'EC60lle pl'opcrty and Orme prapcrl}/). Ple,..ewee Analysi.y belol\',
'. "Itequlre appropriate lan'dscapeand b\lffers along tMlnsport.tlOli corridors (setback.,
vcgctlllion. lC'lw walls, berms, clc.):" ,(ChaplCf' vn..Ooal tv, OpjlilcLiveD, Ac.tio/l item 4)
As depiCted On rhe ComprehenQi,,!, Plon}"ull,,./! L'md U'a Map. iJ/IJ aJ1P!iC(lnr' sho,{/d ,be
required to conSlrucl u J5{o/J/ .",Me landscape be,,,, wilh dense vegelalloJliJlQI,Ig Chilflfcfl
Bouleva,'d, I"lren lhis sllil d(11/,elops, Tilt! appliclI/1I"hallid plIO 1*.,rtUfllll"e;d to cOlls(n,r;1 tl 2'5..
foal wid," landscapl! i,ulfer'alo"g IhlJ future B/ock Cat Road, Tile IJltlil'fl bl4!Jer sh(lulil ,I;e
()ull'/(Ie Iile ullimall1 r,tglll,oyway-
.. '''On-street bikcwaY$: should be inco<poi:lllea On all future ColleolDl' .sl'rcoit$,'" (Cliapll:r VI,
Figure VI-5)
AU/i""re collector Slr/lUf.l' ~'hou/d C(lIIllli" bikeways,
'11.. T/CC For'" Anno.o,ion - A2::06-004 PAGE K
EXHIBIT D (CITY COUNCIL FINDINGS, CONCLUSIONS AND ORDER)
DEVELOPMENT AGREEMENT - THE TREE FARM Page 40 of 18
cnY 'of' MP.llIDIAN pLANNING Llt:I',AR1'Ml'NT ST/!oFF (lI;~,OIH FQR nrr, IIFARJN(J DATI': ,OF JLlNI; G.1QOO
Slacrl\lso finds tlle rollo,ving 2002 Compl'clie:nsi\'e l'Jail te:xt pohcies fo'be: eppUcablc to lhis'
appHcati'oll:
"The capedt)' ,Of ancrial. . .roadwll:p ClIn be greally dImInished ,by cxc~sive driveway
cnnncc\ionli to the roadways. The: Cily should coope:rate: wi~b ACHp'IO minimize access
,points' all anerial. . .rolldwlIYS as developmenl applll;l(tlom,~' rllViewed." (Chapter VI, Page
71)
;'Oevelop meihods. such as cross-lIccess ~lIreelne:nts. frontage roads. 10 reduce the nurnbCl' ('if
cliisting accesl'poilllS on' to artcrial slrc:ets." (Chaplci' VI, p3'gc:'79)
Slaff finds tlrat Ihe propwed R.1: R-B. R-IS. C~N and C-C luning designation aI'e g,m"rally
'/annoniolls with <lnd. in tlcctirounce wilh the Comprehensive PlaR ,(pI/IQse It'" Antllysi., beloll~. Stalf
!'tie./mll/ends Ilult Ihe Commi~'sjoll and COLJn(;lI!'e~~' 011 all>' verbal Qr wrJllen lestimony lhlll may be
provided III IJI~ pub!ic heannr wlren (/elermilling if Ihe tlpplicunt's propaset(. f(millg q)!lendmcIII
yell,,!!..1 i,'. tlP/l/'(J/Jriule/ar IM.f p!'operly,
9..VNIFlI1D Dl-:vr.r.oPMENT COnE
a. ^llowe({Uses: UDC Table 11-213-2 lists 'the pellllilted, acec:lSOr)', and, eondilioi,alllses in the
C.N':md' C.c :l('ning districlli.Landscape nur~ericUtr= famlll are colidltion:.lly allowed in the
CoN :lone, There is 811 existing nurscry 011 this site, Whieh the lIppUeanlIS proposic8:lo retain
(see Analysis below). UDC Table 'It-2A-2 lists peruutlc:d, 8cel!S80ry..and cOnditional uses'in
the R-2, R-8 and R.15 lOlling dis\iicIS. Excepl fot the flristing,troe farm (nursery), ,all {ulurc
development 01\ I11i5 slle should cOlllply with lhe allowed U$Clilables IIC the UDC.
b. Purpose Statement orZonea: Tile purposeofthe'reSidc:ntillldis'~ is lciproyidefor u range
llfllollNing ~pporl'unil'ies cOI~sl*nt wilb tbe Meridian Cllrnprebensive Phm, ,ColUlecti"" ,to, we
City ofMeridl'an wateralld sewer synlell111 is li rcquir'cment for all rellidential districts"
R,esidenlial dillll:lct:S are diBlinguished by the a,lIowablc dOllsity of dwelling un,ls:per acre.,31ld
\Oorrc:.pon'iHng houaiull,lypCl. th/ll~an be accommodale:<! within tho Ilensity t3uge.
Tho purpose of lhe, Co/11l1lcfCiul Districts is. to provide for the rctnJl ,and!lCrvilOc: n,ecd:;1>l' tile
community In aee'oro with the Meridian Comprehensive Plan:"Po,'r Distric;:ts,are dc~ignl\1.ed
which diCf"'-,i" tbe si/!<,! and scale or commercial ~lrUelllres 8~a1CXr in,thc:'di.bicl'. the,
."",,, and mi" of allowed commer~al uses. and rhe loeation'o[ the districl in proltimity'to
slreels, Md highwayn_
10. ANALYSIS
;1, l\11al)'lli$ of Facts Leading to SIIlff Rcoonllm'ndl\lion:
l. AZ ^1)I,!iClllio,l: Ba'sed on the pulicil:S and goals oontained in tHe C.(l/ilpl~bensi"e
Plan, and the develop'llcnt surrounding the $ubjeel .ile:, slaff ,bc:licve:s that lh'e
requested R-2. fl.-8, R-15, CoN 'and C-C ZOIICs. are appropriat" for thi._ property. Please
.e" E"hlbit C for detailed anal)"'i. of tile: rcqulrcdJaclll and findings. '
.l""1liI1 Doscrltltiot\$: 'rlle Dnne"ali"n ieg~1' desc.ription subllliit~ with Ihe llpp.li..,tio"
(stsnlped on ll1l1uary 13, 2006 by Gordon N, AndeJ'$Oll, I'L5) s~O'l'S t!W properly as
(:onlis:uous to fhe'e~istil1'" eOlpOrate bO(lndary Qfthe City .of Meddiall,
There is SOIt1<: COflfusloll ov<:r who owns, or has II right to, some, pJ'Opctty in tills arcJI-
Acc.ording to the Ada County Asscssor, MOC. u.c, onll <)f Ih", subject pr6pei1y
owners, OWIlII addltiGll81 prop""y around propert}l owned by TECO'ONE""LLC '(see
Exhibit D), rhiS propclty has not becn included within thc subject annc:w;atioll request',
Thc O,wncrsof the TEeD ONE P"1pmy and the Aldapl: propotty fu,1h.r to the riflith;
Th. T=o'l'.n\, A,,"...I;on"" AZ,06.004 PAGIi 9
EXHIBIT D (CITY COUNCIL FINDINGS, CONCLUSIONS AND ORDER)
DEVELOPMENT AGREEMENT - THE TREE FARM Page 41 of78
CITY Of MfiR.J.QIAN ['I.ANNING DEPARTMENT STArFRf.I'ORT FOR .rHE fIEAl1.ING DATli OF JUNE 6, 2001;,
have expressed conee<11 ovcr this' area, II ~rpQlln tbsl the,most pr.lCli<:<iJ 10,,",I;OLl !or Q
future public SIl'CCl (,lVe!' the'rim is where dll: existing Basco Lane is cOmtnlCled. The'
~~ijllCCt11 property olllners haVe C'(,lDCCI11 over gelling a roadway (lVer 'th~'I'hy-l!is C~llal
antl'down to the AldaPe' p,ropmy" cspccial)y: if MDC, U.C, (lWJlS'thal p'ropcr1,)' 'lllld
<.loCi not make any pr(,lvisiuns rein; future 'roadway lnthi~,location. :S(:lff,doc~ Ilot,
believc that ~e subject applicant $ould bo required to c(instJ:Uct a sll:eerto thc,Aldape
prop~y where ,the c~rrellt Hasctl, .Lark! exists, 'but.staff'awo hilS concerns witb
allowing'Nlne, LLC to-owo this property (If in,raet they'do) w'ilhout'makillg some
provlsioll tJm allows lhis area' io bec6nltl a public roadway in ,the fu1ul'e.. IDlUf
rocollllncllds Ibalthea09licllill. at the public h~rlnl!. address this conccrn and c!ilrifv
OW[ltrshiD orthi. area, If UQll m'l:'includod within the subiClCl BlU1cXat,on app!-iclIiion
arc owned bv MDC, LtC. Ih'll 11Ind should be included w; Dart of 'lIlc 'subio;'<!;
lIrulo;xDtion RPDlionlQll. StRrf I'CCQnunends that thtl Commission find !Iillll his -'iSSue"
has been adC\Vlalelv addresscd by lhe llDDHcanl Drior to maklnu: ,n lilvorailk
~collll1lendallol110 the City C.ow.m The applicant bas provided stafC willl-B limp (see
Exhibit [l) and a letter (see Altacluncnl #3. Crom tile letler dined March 24, 2006) thai
explains'lllal Treebaven anel MDC lIIill include Parcels I, 2. 3, & 5 in'lne anncxR.lion
requosl, as pi\"i~ associated with U\e ap,pliant own Ihc$e paredi. However, it is ~lill
llllclear who,owll:I Parcel 4, which is bali'ically the lIDulheri, port ofBa"co i....ne thJlI
bis<:i;ls the two TECO ONE parcels, Please RCC the "Basco '1.."ne;' speci.1 consideration
below.. "
As mtlntjone~ in Seotloll 8 above. staff has some oonccms",OVCr the J!",<p".ed R-15
7-Qilinll adjacent to the e:<is\-ing WcstWiog E5tal~ Subdivi~ion. The, 'p"pposed
COInpreh"11$ivCl Plal) 'Futurc Land, 'Us~ Map snli..ipnt..... lhal WcslWing ESlaleS will
Tcdc'(eh'p wJth low dellsity l:e~idcntial uscs, ,To allow the resi'dential densities jn rl1i1
81'C1I to I~DIISill,?11 effectively, staff t'cCIlffilllendsthSl II portibll of Ille 3~, 1.6 aeres
proppsed for Ro-IS Ulning adjacent to WllSlWing Estal~ bc zoned ro R.B" Ih<<
mmlicaol shall provide p new JeulIl dCllCrloti",n 10 statl'that deDicts D strip of R.8. thli't
is al least 125.feet deco. adiacent (0 weslern bOUlidarv of WeStWiPlt F'sIHte:;, The
revised IOIla! 'desoriotions fot th!: R-8 &I\d R.15 zones shall be submillcd .at leas!. 10
~r to the City Council helirill2,
~~ The appliollOl has submitted D concept plan wIUi ihC sUbJecl allJlexation'
,requesl (See Exhlbi\ C), Slall' is gcnerally supportive ofi"c proposoli:lanli uses: qn the
concept plan and Ihe gcneral roadway layout. Although ihc Cily is npt spccifically
:\pproving Ihis plan lilr devol(lpment, lhe splltific' COIlcepl,', snd, proposed 'i~l\d ).Ise~.
shnuld btl included within a Qewlupmcnl Agroomclll (DA) f9r ibis:.propcrty. NQT!.":
There is!, 3,~ aCTe pare.:l, jllot weSl of the: ,propasC!cl ,BIIl.ek,Cat Road o"l.ma,olh' thaI, is
()wned by the R.lIhhcl., .lId 1\0\ II pall of the Sl,ljJjeclllllllexation tequest. -IN. .3.8 acre
parc~l is, not cWTendy oubjc.ct, to rmnexatlon, or thy land uses prQPt>~od" Wilh. the
submitted Concept PIlIIl. '
~ On the submitted concept plan. the applioanl' is shOwing the extension' of
Dlack Cal Road acmss Chinden Boulevard. lItld to the north, property line. Staff is
'''pl'<'rtive of this aecess to Chinden Boulevard, The applicant"is proposing s' second
nocess to Cilinden floulevud localed half-WilY between Blaek Cat Road and Ten Mile
,Road. If this neec.. is COllatl'Ucted as II public s!nx'l and ali8ll~ witli the publicitrcel
approved ;11 BAinbridge Subdi'visioll \0 Ihe ~olllh. staIT is supportive "C \hlS access I'.)
Chinden Boulevard. 'The applicant is proposinll,a third access 'to Chindc~ DOllk.vard.
locatcd a fcw hUlldred feel W~l.t of the proposcO Black C!ll R'I"d eXlensioI). Staff i. nOl
11\1; TrCi'e I.al'n' A"HCUlioli ~ ^Z.06-004 P ^OE 10
EXHIBIT D (CITY COUNCIL FINDINGS, CONCLUSIONS AND ORDER)
DEVELOPMENT AGREEMENT - THE TREE FARM Page 42 of78
CITY OI"MERJDJAN PI_ANNINO UEPARTh1ENT STAPf REr0RT POR TIlE IIEAIl:JNG pATIO Or- JI:INE 6. 200(,
sUPl'ot:tive df this commercial ~ceo..,. As Dan of "the nA for Ihi.. Tll'OIiClty..Jilll..[
rCCOl1l1nell~S that ecc:CllS to Ihi~ site (rom Chinden BoulevRrd be restricted t\:i section
lines and at the \nile mile betwCe\l1leCtions. as n:aulre.J bv UDC' ll-3H-4B2b: Further,
staff rcoommends thill the two noeess roiols 10 t1iis al1'o from ClIiodell BiJuJcvard bo
Cllnstruckrl'ss public $lreclsand' align with rhe exisling or prevlou~ly approved pUblic
slreets 011 the soutll side of Chindcn Boulevard, BlaCk Cpt Road is designated as a
minor arterial. ^ce~s to Blacjt C~t Road will be evaluated a~ approv\:d bY-Ihe Cify
anA ACHD when this ptol>criy~le"elops,
SIlUIWilll1 Wav: Allhough staff doe~ noHeconunond making, II ,1\ pan orihe t1A"laarf
recommends lhlll the applicant work Wilh Spurwing Subdivision :\0 lhe' diat (0
somehow provide sClCOnciary/cmerllcncy Deeess 10 Spurwill[l Way. If'all emergency
COllllQCtlOII can lle made bdwcen'llle sulljedt sire and Spurwlllg Way; s'laff believe.
lhulthls will ,be ofgreaLbc'Il,{II to tho cm."aellcy service providers in 'lilis arca.
Stub Slreets: There arc severalIJllder-dcve,:lopcd parcels adja"nl' tQ. and., ~urr9.unded
by, lhe; subjClC~ propelty. & Dart onhe DA for Ihls "I'llI'CI1\>, stnffr~olll:rnendN lhallh<)
subi~1 OI'ODenV provide nubl ie street 'access 10 the DarterS to lb<<- east (Henkel. Parcel
No, R93239301901, west (McMullen Partel No, 80421438700, 'Owvhee Mountain
Ventures. Parcel No. S042134660 and Schwenklol<\l:r. Pilr6e1 }lJo. 50421'4.28100),
!!Qrth '(TECO 'QNE Parcel Nos. S0422.427!HiO and ~0422244700 'and" Ormc. Parcel
504214112001. aDd Ihe 'enclave parcel (RabehL Parcel Ner. 50421449000l." When
Ulis property develops. stafr may reconunellcjlhal additional stub slrcel.~;~ provided
10 adjacent parcels.
Basco 1"al1e: Basco Laue is a priv8rc lane lhat currently provldcs access 10' seven,l
propcl1ics In this ares, .Basco Lane curremly i!ltefscctsC/Unden, I10lllevard
'uPllro;o;imalcly ~ of a mile west of Ten Mile Road and eontilllics "<'11th across !he
Phyllili ClIna!. AcCC$~ \0 the TECO ONE, LLC propllrtiell' as well llli lh~ AJdllpe
prop<lrli... ill currenlly provided from Basco Lane. II is unclear, to staff who has an
ill101cst ill this lane anci who ,docs nol. A IlIAjority. if '101 all of Basco LlTlc from
Chind,,", Doulovard 10 lhcPhyU;s Connl is ownlld by Mile, I1.C. Cily Staff. has
COlllactcd Ihe Aria 'COUIl'Y Al;scsson Omce and Melanie" Ad.t ,COVllly Staff, I,,\~
confinned that taxes forPao:.cls :\ and' 4 arc hcinll aeut 10 '1410 W. Chillde!l Boulevard,
MDC's Qffice, When Ihe subject, properly develops. Che alllCO Lillie access LO ,Chindell'
BO,ulevardshould be abandoned.
As mentioned at Ihe previous public hearing; staff has 'cOIl~CmS over ali existing-
r~.lIldctioll cllsement (lver BascO Lane. In 2001 II reslriction was recorded tliat JiiililS
all)' expDllsion of Basco Lane; Sliid reStriction states tlial MDC ligfecs 10. not develop a
publie road 011 the pmpcny thaI will,acCe;s the property 10 the north 'oJ the. Phyllis
Canal (Aldape) wilhout the expnc'ss written oons~ of Andl!non and: Thomas. ,A~ of
Ih~ print duadline for tbis report, ,sLilffhas IlIlt seen any Wrlllen consent froln eilherlhe
Anderson or the ThnmDS party. SlatT would 'Iil<<: the applicant to. clarify how Ihis:
recorded .casOlI\cnt will be tcnnilllll.cd, D,S to 1101 prohibit B future publi" road' from
l.>cing eoulllUctcd gene....IlY where :the exislinQ Basw Lltn" is.,
Rather than using a..co L~lIe. Trceh"svcn intends 10 prt;lvide BeCa.. ,,, the tECQ -ONE.
parecl via a collector road slub on lhe'.south side of the' TECO parcel, ;1.\ tbe,gcm:r.l
Brca of the eXisting BBSCD LlIne (Ilellr Or al Pl\I'ceI4). Tl;nemove."a'ny impcdi!,lelllS Ih.1
may be in Trechaven's'cLlIllrol affectinll aCCCllll'\lllhe Aldap,e propclt)', Tre.eh....en -lias
ll.e Tre~ rann AllnC:XlIr!u!\ - ^7..-06-llO4 ('AGE. II
EXHIBIT D (CITY COUNCIL FINDINGS, CONCLUSIONS AND ORDER)
DEVELOPMENT AGREEMENT - THE TREE FARM Page 43 of78
C'1'yOf MERIOIAN ~,I..^NNlNO DI'.I'AR.TMENT.S'TAPF REI'ORTfOr\ nil, HI'.ARING DAT'lc()FJVNE6, 1006
proposed ,10 dedlCllta to .ACIiD ~IlY'po'rtioll of Parcel 3 n~s$ry, for, :i put-lie mia,
once 4l'ubil' rasd is desj81~cd and approved through Ihe' giHch (north' from Ihe
proposcd TECO stllb), FUI,hej', Trechavell'is willing 10 'quit el~jm ailY riglit, tille, 'or
intea::.l lbey may have-in Pm'Ccl4 10 TECO, ' , ,
Aside: from the' question of who OWllS Parcel 4, there does IIpl seem to be (IP
agreement bClween Trcchavcn IUld TEeO aboul who '.hoIM aClUally conslruct the
COllCl,lIOr road belween the south side (;If the rECa parcel and the ,soutli sidc of the
J'hyliss Canal. Treeh..vcn believes lhaltheh' proposal 10 give TECO" tluougli ACBD,
coough propeny for 8 collector .lr~t. is their fair portion, Staff is ndl stirc ",hIli is
equitable in ,Ihi, eaae, II appeal'S 'lOW that Treehavan doCs OWl! property between
l'flCO nnd AldaJlC, This meallS t1]M Ihe TECO paraels do no!' 10\lch ,he Aldap(:
property, TI'eehaven does, Howcv~r, il also apJX!llf1l thaI Treehaven does not bave
cnou/lh property-to actually COIlslrucl aeollc:ctor roadway Ihrough lhcirpropcrty t<1 (he
'lQulh side oftJlc Phyliss, To remcdy Ihis, TECO has,atAtlld to slarr,that Ul("ywou]d bc
wWilla 10 give TreehavC11 euough ptoperty for a ,ct)lIcclor righl-df"w,ay, a.~, lon(: iI,~
hlXihaven construcls, the collcell>r 10 the Pliyliss. ThCln there' is tlie question' Of who i's,
responsi~lc fur conslructLon, of the bridge Berosa the Phyliss CanaL UistOl'ically,,'half
of fl bridgc cost is recci~ from each Iidjacenl property owner. Staff-dots recommend
:thal one, ;tJld only one, public street'stub from the SOUlh he provided, Ii> th" Aldal'e,
propedy, This rcc6mniendalion is 'b".ed.on (he difficulty c( llrllde'an<l 'CO,ts aasoc;aloo
w.lh a ncond street, which is not Illl<'Cllsa.)', fol' the Aldape property to dev;"lol'. Slalr
recorl1lnend. that the CommissIon reiy Mall p",blio;: te9tilnollY whim d:cR~mJriing'wh~l
i. a fair and ,equitable '.ohllion 10 ihe public street e.CCeIlS Ijlleit\OIl, . l'IC\lse's"",
Development ^ireelllent pnlViaions /Ill and 1112 below,
Exislinl! U.~.; There is an cxistillg wholesale ,l1ur.CJ')' (tree farm) 'amI t'hrl;ll .ing,le-
family hOlilcs on ihls sito, The Iree fsrm, and one of the existing home., ili,ourrntll'iy
takilli access La Chindcn 1J0ulovard. The <misting 9ingl'c-Iamily homes' are principally
pemlillCld ,lilieS illlhe ProP9.c:d zOlling districts, Nutacrj~~. or Urban ~linm;, JlOwe~er,
require Conditional .use J'llnniL approval in, Ihe rropo\cd C.N Ulne. Beem!s. tile
nurs<lI'V cllrrelltlv exists. staff rce~lIIUIll:llds that the tree -fann be allowed to i;ontinuc
tllleratinn as is. wilhout CUY 8ooroval. However. nriof to lh(, elt" Enl:!fnccr\s
silmnturc 11llIhe.1i:DiLD.nal olat on Ihe subieelOI'OOCrtv. the nUnlelV should be rcauin-d'
to' oblain B Certificate' Of l~llIiilll:' Comoliance (czrn oemlit and brim! the site in'to
!O!.Imnliaoce with all UDe slandard., The.e,.tandard., inelude, hUI arC fiot' li'inlted 'io:
pnrking and drive aisle improvement';', landacapu,g improvemenls, lakillg access frem
Chinden Boulc.I'atd alllle Y, mile location, alld oompliiul~ with ~igri,",gulajion;.; Staff
le"oll1m~da Ihi s provision be included ~s pan 'of the DA {or lbi~, site.
uoc ] 1-513.3D2 and [dahq Code, ~ 6S-67'1,lA provides the City. .the lIljt-bority (0
re..\uirc s property \Iwner to,cllter Imo a Developmcul AarQCmer11 (DA) with the C.1ty
'thaI may require some wrillen,\:OIwlIilmcllt for "II future uses, Staff b,clievCll rhat a"DA
is n~SIIry t9 CllSUle that Ihis propeny i. developed ,In a fashion Ihat :ts (:(Insistent
with .he curnprl;h'enslve plilll designations and does 1\0t lIegatively Impact n~rhy
propCl,ic8,
Prior 1<) the nlUlcxat[on ordinance approval,.. Development Agr'eetllenr (DA),~hill he
entered into bel ween the City ofMeridiiUl, 'propclI1y ow./\er(.) ell! the rimc or
"'1J,culion ordinanee adopti~n), and the d~elopcr. The 1I0Clical11 ,hall conLaClth"
City Allorncv, Bill NarY. at 888-4433 (0 irlil!ato,thig'nroccss SlalTrceommends that
"Ill, Tree P.m. AM,..~tiotl, - 1\4::06'004 p:>t(le 12,
EXHIBIT D (CITY COUNCIL FINDINGS, CONCLUSIONS AND ORDER)
DEVELOPMENT AGREEMENT - THE TREE FARM Page 44 of78
~rrY Of MERlnlAN PLANNINCl DEI'ARl'M I'NT, STAff tU:1;,OK:r fQR THL> HGAI\INQ DATl:Of J,UNF.:6, 20(16
tile Conunissloll and COUlleil dir~ct the 'City's Legal Department to dl1Ifl. 8.
dl'lvc-Iopmern 'llercelilcl1l'for. The Tree farm as follows;"
1. That a'll futllTe cllWelopment ~bllll nOI iily.olvc uses. udtivilics" pro,cesscs'.
Inaterials, equiptn\ll1L and condiLiollslof oplll1ltioo that wHl.-be dCltt(n'1c,uhll tb,
any penons, property or rhe, general welfare by rea'ilon of exccssiv<l
production of (raffi.;, noise, smoke. fiilll., slare or odors,
2, ThaI all fulure de\'elopmeriL of tho subjecl, p..operty shall ~e consislent wilh
tho applicant'. conc:epnlUl plan unloSll lItherwisc modWed by. '\Jthcr
provisiQl11 of the DA.
), That all l\Iturc developmelll of the sulijeet propel1y shall be ,con&,tlllcu::d ill
sccordance with 'City' or Meridian ordinances in effect III tlte' time of
developlllolll.
4, That -the future usesatld lolson ,this SilO shall confonn 10 th~, Dislfiel
Reguhilioris and Allowed Uses conlailloo ill the , Urn fied' Oevelopruent Code
(UDC). in effect af tho: limc of d,;velopmsrit
S. That the applicllltt will be responsible for nil eoslS assoeiated w(lh the sewer
and wliter service O~lllnsioll, that ore customary !IlIilh CilY policies.
6. Sc:wer service to Lhis pI'OpCl1y shsll be via gravity m~ns t(> Ihe Nonh ,aJ.ac~
Cat Trunk. The City of Meridian does not guaranlee ~ewer 'service in Ihe
~imolinef; oUllined irr'lbe UDC. No intl:Jim or l,cmpo~ary lift slaiions shall' be,
"Howell,
7. Thot lIny existing domestic'weUs and/or sept;.: ~Y5lems withi.t lhi. project
wll/ have tll be remdved from their dOffiC$tic sClrYice, per City:Onlinollc,e
Scction, S.7.S17, when services are available from' Ihc ;City of Meridjan-
WellS IrnlY be used for non.domestic purposes stICh 8s,1andscap'~ 'iITigation.
S. Thai prior to 'issuance of any bulldin& pOl1llit, tbe. s<ibj~r- ,property he
subcjivided 'in aeeor,dance with the Ciey of Meridian','Ullified DevelopmenL
Code.
9, That wilen a final plat records on this propcr1y, nu direct' lot' access .t(,
Cliilldell Boulevard will be ..lIlowed on IW', site; iliat when tht. PI"OI',cr1y
'develops"the BasCo I:.ane ,lICcess \0 .cWnden Honloni'd will 'be ab;1ndoried;
thllt' access' to Ihis site from Chinden B~'evard will 'be :rcslricLed 1.0, the
~cetion line roads ~tld hlllf. mile between IccliolU'oil!y; tbat the two futuro
rie~efa 'point to this ..i~c from Chindeo Boulevard be,constr<lclcd as~ public
stree~ that a,li&" with the exisLln8 or approved puhlie:streets ol>,ll1c south side
of Clilndell Boulevard; and IhaL said public slre",s he Cf;>llstJ')lctcd in
accordance wltlHhll adopled North M,eridian Aulo CilWhitiol~ Map \lr the
Compl'l,lllen3iva Plan.
10. 1l1at at such HrQO,lIlI riMs and mes arc prqpos<<l, 8l;CeSS 10 Blat.k CaL Road
extellded shall be subject 'to apl'f'Jval by the .city 'and the Ira1l8po.1atkm
AUthority.
II. Tha.t when this'property 'develops adjaeeOllo on~ oCthe parCels Jisted below,
the app!iClllI'ilgrees'lO, provide public street' access to Ihe Com (Henkel, 'ParCel
No. R.9323930190). west (McMullen. Porcel No. 804214387oo."Owyltce
Mountain VentLlres, Parcel No, S0421 346/iO. ,and 5ebwerikfeldcr, Pan:,d'N9'
S042142&100). nocth(TECO ONE Parcel No&. Sb4'2'242796"O and
80422244700 anll Ormc, Parcel '5042 I 417200). Md lhe endll"c ,parcel
(Rahehl. Puree! No, S042\4490oo), The euct loealion of the public .stub
fitr~(s) Lo tbe TEeo ONE parcelfi shall ,be detennined by tbe Cily and ll)c
Tnmspllrtatioll Authority with tho pn::limin'ary plat(a) th.1 "but the TEeO
1". Troe ran" ^,,"o"';O" . ^l.Oti.OO4 PAGE '1)
EXHffiIT D (CITY COUNCIL FINDINGS, CONCLUSIONS AND ORDER)
DEVELOPMENT AGREEMENT - THE TREE FARM Page 45 of78
Cl1YOf' M Hit IDIAN PLANNING ()EPA:IHM liNT STAFF /l-ErqRT FOIl TIlI1 HEAIUNO DA 'FEt)f ILJN,E 6..2006
ONBparccl$. Once. public: road is dC5i~ and apPlvvcd.thrOUllh the g!>1.ch
(sCllerally where the c.x<<ting Dasco Lane is), MOG .grees ,10 dedic"lc to
ACtiO any additioilallX'nion of property ACHD.'deertl~"ilcccssary in Parcels
\-3, Iluhown'in ~xhibil E. to allow for and Lo'be.incO'rpufllted inlo a public
right-of.way Il()wn .\0 the Phyllis Oillal.
\2. Tbat qdditiol\al stub streets 10 adjacent proporlics may be iccluired.as part of
preliminary plat .approval, except ,\0 .the nortl~ HPWC\lllI', if'the,currenL Basco
Lnl1C call not be lI.cd as a public slreet (0 cross' the 'PhyJ.iss Canal (see
Provision 11 abo\le), the CilY ma.y reqllirc lJne nddi'liolllll slub .E,vm this
propl;lrty to Lhe north (A ldape property, Parce\IIS0422:l12513)., Il! the wr.stCl11
boundal;}' oflhe we.tem TEeO ONE pareel. The exaet 10Clltionand equllable
ponioll (including Tight-of-way and' eOllSltuetion) of'!he subjecL pOLenLial
public'streel ~hall be dCllenniricd by Lha TmnsportaiiOJl Authorii.y,
1), That. (hc' ""jsting \llll: farin (nursery) and existing singlc-family hOllleson this
sito be allowed io continlle, their eumml uscs; thaI prior '10' iss\lunct of the
firsl building pennit on Lhe 8ubjeclprapClty, lhe: nursc-ry should, be rcquired
1(I"obtain a Cc:!ti lkale of7.c\lling Camplianec (I;ZC) penni! Ilnd brins'lhe site.
illtO eomplianco' Wil,ll alllJDC lllandardJ; 8"", Ihsl Ihaso s18ndards include.
bul are nOI limill;d 10: Jynrki'1g and drive, ai,sle irripl'ovemcrils. .Iandscaping
impro\lemenls,.!aki"g,nacess 'from.Chindcn BOlllcvard at the ';1. nul" locaLi')H,
and, compliance with sigh fell",laliu!l&. NOTE: If any existing. StruClUles'
encroach into any .fulure required lani:lscBpO"b\lrrc'r. t/iey .Illa)" be. allowed .tb
remain wilh AllernativeCompliane-c approval.
14, ThaI all Jlndser'pe ,lieel l\uffetll and hind use buffers will be ooristnlcll,u. in
uecordanee Wllh Lh< ljDC pmvision.' in effecl.at the limc 0\ developll1'ent.
IS. 111111 all "olltJi..uou~ pmperty clUrentJy owned by MDC, I.LC 'is ,part of Ihe
Sllbj~'CIllImex.lion 'ppliCYlioll. including PlIrcels i, 2, 3, &, :> 3S shown in
exhibil E. Thai 8 new leg~1 d(.'SctipLion, thai incorpol1lTes the abo\le-lisled
parccls, shall be submlLted ,10 the Planning Department .Jll'i'or LO the next
public h<:aring,
16, ThaI Trechavell/MI)C and al) related .entilies shall quil elairn any right, lille,
or inLen:s\lhcy may have in Pareel 4 of Exhibjt E 10 TEen ON E,
h, RIlGOmm..'ldal!on: St.ir recotn'ncnds aODl'<lval of'the subiect .noHeation AZ..06-004, tor
ThcTree PAnn .with thl" DllveloomenT AlITecrnellt DrOviaions listed in SeeLion 10 of the Staff
Rellon far tbe bearUlll dale of Anril'6. ':W06. On Anril II 2006 'the Merid\all' 'Planning- &
Zouinl!. Commission. voted to recommcIld denial of the subiect annol'laliclll acelic.tion. .On
JUlie 6. 2006 the' Melidlao City .Council voted to sootov" t~e subied anillixstion
!JHI.lic'Ilion with tbe 'DevclODDllnt A-ireement orovilliollR arovlded 10 the "Staff ReDO!'t. ..
moitlned hv the testlmol.1v at tbe June 6. 2006' DubUe bearbll,'. Tbe Mcrldhlll City l;ellj:l
Department will hicorporftle Inlo tbe DeveloDment Ae-re8ment all. of tbe 'testimclllv from
.tbe IDDllclDr aurl' the llllbllt,nd Council re21rdlDII' DuaUtv of dewloPlJlent. ODen wllee.
'.I'ellui!'ements. fttee,s to the adloinllll! oroDerties. IDteta.1 drtulatlGn aDd elevations that
were arovided al Ihe JUDe 6. 2006 CItY CouDcll heltlDI!. The .nollcaDt shall blve the
develellml"Dt .('reemeDt slued wltbln SilO mODths of date of sllDroval Rudis reouired to
subotlt a Drellmllllrv.ol.t wltblo n months urtbe Sh!1llnl! oflhe develoOmenl'A2reemelll.
11.lP'umlTS
A. Leg~l Dc.~cl;pti':lns
B. Required Findings from Unified Development Code
nlt T..... 1'",", ^n,,""';~" ',- .\Z.Oo.O(14 'rAG!; N
EXHIBIT D (CITY COUNCIL FINDINGS, CONCLUSIONS AND ORDER)
DEVELOPMENT AGREEMENT - THE TREE FARM Page 46 of78
CITY 01' ~F-Rt[)JAN Pl-.ANNINO DEI'AItTMI!N"STAFt' RE~OR'- FOR 11lE liRA'lUNClllA TE OF JlINlk:6. 2006
C. Cone':l)l Plan
0; Ada COllllly Asses.~or's Ownership Map.
E. Updated Ownership Map
Th. T,.. F.r," ^"""XA.ion ,. Ai.o6.004 PAGE' 15
EXHIBIT D (CITY COUNCIL FINDINGS, CONCLUSIONS AND ORDER)
DEVELOPMENT AGREEMENT - THE TREE FARM Page 47 of 78
CITY 01' MEllIDIAN ['LANNING P!!PARiMENT STAPf 'REPORT 1'011. TttH HF.ARINGUAT'" or-,mrllWJ\Il\' 2.1006
ElIblbit ^..; 'J ..,gll.DC$Cl'ip([oRi
EXHllllT A
ANNeXATION
~~.;9~>
" ~r""l 0118"<1 ol,ualed In Ii.clion n. To....n.,hlp 4 NOl1h. Rance 1 ,Well of Ih.. !lgtso
M.rldi8". I>JJa CoIlnlv. Idlho. ""01Q .""81>1',";\11.11)1 o..",ibe<l.. fe>l1c1w:
Commenolnv " Ill. SOl.Ilheaat CClIJIO' 01 'aOl Sacllon 22. laid poltll .....ng "".,,,.d by on
oJIJIninum cap, Ihenoe ."'OS Ih. Sou,lIi line 0' ..id Slldkm 22. NoIIh 8S.'V'311' WOSI,
1~3,al '.at to \I1e TNI Polnl of 689'n..lns: u.e""" O(ItIllnulna along Soulh LN 01 .ald
SlOtllon 22. North 89'17'30' W..I ~ <lisle""" or 1353,82 luL fllencl l>lnt""'lrig NOtIIl
80'17,'00" Wt$1 0 dilflllnca of 2fIH.l11 f.., \0 1M com., COllI""'" 10 8adllllrI, 21 22,27 and
~8: II'...... .long lhe Sl>UIh "". 0( aold Se<:tion .21 Nenn 09'24'40' W.... ll'dlstance er
.1307,51 ,..1. U,.n"" 1....."ll.;,1d &.lln,II,," NIl"h 0ll"<2'60" 100$1. eltI..... ,0( 2031l.0II rssl
10 . pOIi'll en lh. Sou", blll1lr. Of !he F!hyll, Can.l; T/lenge afoftg .... SOOllh Slink I/'Ijl
Iollow;n" (Il) CCU,...., .nd d1&tan088:.Non\l OO'33'3!J' Ea., a d-.. of 494,~5 ra.e Ihor>C9
NO"" 60"40'00' IOUI . dllller>,,;:0l'95U3',lo8t I~,,,~ 500lt1 00-31'08' .'/Vaal" d..lo"o;>~'
fl9,M 1...1: IMn... Nor1h 65'4/1'04-' e"l.a d11l10"C8 or'1l51 , 16 leul; llle/loe Na<lh 7.1l'3T:l2"
Ea.t 0 dl~l.nco of 74M4 I..C Ih._ SoUln 00'55'34' W..l,. dltlence cI 5:99 1<.01: lII.nc.
NO/III ,78'Zl '21' lO;;,c( I d1alal\Ce of, Z45_Oti ,I..'; '1\81108 SOUIfI 84'J()'S4' E..:, "isllini:. ,of
los.eo friol: 1I1c_ South IlO"Z2'45' 'I!..~ 44Z.~9 feel; l/IGIlOI "",q aald $oulh IINI Sc>I.th
.00'2"13" W.stO "1018...... 0'494.11 laet: ,_ Soulll 89'30'02' 1:sIl, dI...."".. of n7.84
leal 1<;>, . polnl being (>>tI<tn ""'a.",lId .., rI~hl .npl... to) 330.00 INI di$lai\l II'<1m In.
W.....rly tin. of the SOUth.." Ou."", of .old &<oct;o" 22; lh...c;<I iIon9 " ktlii 1"1"1/ ""...1Iel
wll,~ and 330,00 le.t dls,-"I'lrom .old W..IiMy Un.: N.",:\ OO'3D'll:!" e.-I. dl6!ana! 01
04,85 f..t: 1/1.".,,, South 42'14'38' ....1'. dltl8n"&'Of, 'U7 ",.t; \heIlolt SouI/l.QQ~e':Z3'. u,'
Wa.l; 6O,~0 IClfII: U,Bnl;o '8ouu. 86'31'2r fast. <li'l8n"" 01 Illll.ro r.t;.lIiii!\c>o' South:.'
47'~fI'00'1!""11 dl,lam,. 01 240.32' lee~ l/IetIee NoI1h'!lO"25'2'"~" ~ 0", ~Ue ,
f""I.o a pol", en UIll ...uth l>ank '01 ,"" Phyllis CIIJlIlI; !hence .1Qng',IIIJcl ~ ""k.tha'
lollawlng four (4) """..... '.8I1Cl dblanOes: Soul/1 80'26'S8' Eal.. '~. gf 230;01 I...~.
thened Norl~ 86'28'24' flist I dl~18n"" ,of 3;10.36 r....t ~ NDItII 73"44'38" Easl'.
'd""anoo 0' 4Er7.7S'1Gut: Nn"" Nanh 7V-S8'07' fa.t" d1.I..,;;.gllln~ci., Ill. pol;,ron
lhe E..t 11110 'or ....d ~gn 22. th."e. 'along said .r...l "HM. s.oUtl. \'lO-'it'3$"W..\ .
dlSlanoa of 400.03 ,,,,'\0 \he eut ""..."Uat1D, g)....... Cl Oald Sac\IOiI.22. saiil. ~t being
m.,~u<l b~ I .br.... ,~p; 1IllH\C8 """lInulnQ along Il,iilifEUlllne, .so.... ,OO'~'D9' W891 a
<li."",,,, of 13-17.87 MellO' poln\ '",arl<.d bY. ~18'I.b.,; 1M.... '-lrO.- ~..IIlne.
Norlh OO.\O'34.W..... dis.nce<il 1l'91.1,7 1....1 lo....pclnl""'rtad wiUI'~' tar. \/\en...,
SOUUI 00"26*' Welt v d/sIar1Ce of 1318,87 ""1 !'{the' "oI~I.' '.11"""'''.
EXCEPTING TIlER,llFROM . 1"'",,,1 C')II"nil~nii I" I~ SOUI,,"" _'0( E\~"Uon 2'1,:
Hid poiet bel/'ll _,~ed by an 'o/uml"uNI ""P. .\hln"" Non" OO'18~ Ijaol ,a clial.""" Or
914,03/...110 ItIe T_ point t>1 1I.,glnnlno:'lMf1<:<I No"" 44'20'00" Wetl . .dIe"'",," 'of'
137.11 I..t; Ihenoo Nonh e8'20'30' Wal'a:,dltlllnce or 138,52 lOUI; VIar'Ioa No'1'''83~3:00"
Wes, I dlsl.n"" af 187.58 'oet; Ih.no. S",,1f1 81,'2I)'ClO" W.'I . d/r.W!<lll o( 186,89 '.al;
!hence rlrlrth' 00'33'30' eo" . 61.I,nO<l of 2~8.4. I..t; u_ NoIlI1 ,78'31'00' ea.l 8
,,,,101\<11 or 103.70 f..t; 1'-'_ Nonh 67'23'00' E!...IO dia"nca ,01. 104.19 ,...,t. Inen08 No~1I1
86'3$'00' E." . dle"'n... 0' 357.391.-1 (Iormerly No,Ih 8S'3:MO' E"lI dlal~"". of 357,98
ftWll; 1/1"""1 Sou,h 00'1\1'30" WaS/II dl...IIOo:O' 495,1l3 r"'1<> 1M Pulnt 0' '''n'llll.
1.AN/i,f.
A~nelCftLlct"l P.rCEi' conlalne 358.507.eOr'M,,rr'lON Of'leu.
'!"yJli!!....~~ "
s~-:.-..~.........
JAN 172(J(1j
___ _,__1- ______,.....----
Ht L villuH."'1 L.., .. hi" t' sur
, H1I,Jfll.rH~ . ;- Ill", If HI 1j,I,l
f.,hibil A ~ ro~~ I
EXHIBIT D (CITY COUNC1L FINDINGS, CONCLUSIONS AND ORDER)
DEVELOPMENT AGREEMENT-THE TREE FARM
Page 48 of 78
CI1"YOf Ml,RIDlAN PLANNINCl D~PA.RTMENTSTAFf !\IlI'OIlT fOltTHE riE"RINC, l)IITE OF MARCfl 2, 2006.
FlSO
i~'~..rsa" i",y~, r,'O';I:r~~O
EX'IIBIT A
PARCEL 1
ZONED R,1S
LngaJ Do.cliption
A "arClll 01 land SIlUllad In'lha South Halr.of SlIicllcil1 22, Township 4 NOllll,
Ranl/e '1 Wosl '01 ltle Solse M&ridlan. Ad. County. Idaho, baing: mooo "anlcu'a~y
de,scrlbed !l8 (oUow:
ComlTlen~ ;l.llhll.Soullleast cornHr ofsald.Sactlon 22, s$ld ~I~t bf;lnll,ma'IkBd
by nn alu",.num cap, lhllllce along '!he South line of said $Gcllon 22; Nor1J,
99'17'39" Wesl, 12!i3,(l1 filii to lhe True Point 01 Beginning.
Thenca r.onli/1ulngalong seld SOUUl flna, NOIth eli'lT39' West,'1353.62 reelll1c
S""lhon>l como, uf \hv 501l1heil81 Quart.r 01 sal(l SeetiCIl 22; !hence COI)UI\UinQ
"Iono s..id Scuth Une, NOfIh 90'17'0\1" Woel, ijO,OS filet 10 a point: IhellCe'lellVll'lO
..id Soulh IIno, North 00"42'S'- en8l, 104,01 I"tto polnl; IIlsllC$lIlong ,a curve
10 I~& 'Igh\ hIIvo a rlIlllue of 700,00 'eel, an i,e la~lh 01 403,371eelllnd Uucugh
a carll,al s"OIO\ '01'31'00'58", with' e "he,d bearing of North 1'7'13'20" East, II
chOrd .dl$lanca 01 397.91 fal\l 10 ;I, polnl cl tllverse curvalure;,.ltG/I(;e along 8
cu,va '10 the leO hS,Vll'lllli radius 01 500.00 teel. sri arc length 01 292.4l reel.
Ihrough e cenlral angl8 of '33'30'26", wit" a I:hsld b....'lng North 16'58'36" !OIISI,
.. chold dlt"nct ell 28,.za,I,e61 to a poln~ thence North 86'69'211." Ea'st, 1,43,.\1
leet,to 8 po'" of CUMlIvt.: lhence II10ng II corve to ,the left. hevlng 8 radlu8 01
~50.00,I""t.lln ..,<:Ionglh or 514,04 leill, tt>ough a cenltal illlQlo of 115'20'58",
wllh.:e c:hord bollrlng North 1>4'16'pO' e...t .; clioi'd <!I8laneo of 488,64 'leal to ,$
point 01 rlMl~ curvalum: lhenea "long. curve 10 the I~hl, hIIvlng Ii, radlus.or
6oo,00Ieel. an ere distance 01 545.1/0 leel. lt1rough 1I'C8nlrallll'fllle of 39'O{33",
wtth ,8 chord bearing North 41 '04'4S' Ea5t, ',ll'CtK>ld dlGlllnee or, 635,0ll: Ie..l 10, il
point; lhance North 00"37'04'Ea8L 178.01, leello 8 point; thenOll eolJlh ~9~22'G6'
!':nal, 335.~1" leal to a polne; thence Soulh ,00'25'06" West, 1316.57' rllel 10 8
point the Point Of Beglnnlh;.
SUid parclll !>>Il1aitlInQ 35, 16'acres mora OIla.s,
EAd d"","IpU,,"
ProjQr.t No. 06132
Oocembar'14, 200~
---:-,......1I1-.----"'1IIl!I'~----.--.....
nr r WlltllfltUi l,,~ .' hUt I. ..JUIU lit I,,:H
t 1.0.."'''''\. ."
F~hlbi, ^ - Pllge 2
EXHIBIT D (CITY COUNCIL FINDINGS, CONCLUSIONS AND ORDER)
DEVELOPMENT AGREEMENT-THE TREE FARM
Page 49 of78
\1TV OF Ml:R1Dl^N I'I.ANNING DB,,,n.TMllNT STAFF lu,r.oWf FOR THE U"lIlUl-IG DAn Of MAltCH 2; 2006
ASCi
i..dl!IIDn ~~~;'Y (,IUilP"~."O
EllHlSIT A
PARCEL 2
ZONED R.2
Leval Oelr/lpllon
1\.1"',"';1 of land .lIuale.d kl Seo:Uon ,n, Tow""'''' ~ 1iC>Ilh. ~"9'> I Wo.l Ollhe Solo.,
M<lr\(llln.,~ Cou"ly, idahO, bel"; n1Ot8 p.~ul'lly daW""", " lOIuw:
Oomm."clnQ HIli'!' Sou\hcl..l """"or Or,lald Sllcllon 22' &okl,po/IIlbtinll marked trt,iln
.Iumln",n cap, lhlmoa "long Iho ,Soull> IinlI 01 nld seGiloO,22. Nol\h ilf'I7'3S" Well!.,
dl.lonI;Q 01 129Ul 1M!; \tllirl=e North OO'2~'Oll' ee.'" dlolOlllCll'of 131',97leel'l<Ilt>..
T,u, P~I"j O/,Il!"9It>I1l11Il;
ThonCll ~oriIl 29"22'66' Wetl 9 d"'O"oe at a3~_~5 l""li Iho_ NOrlh 60"37'0" EllGl 8
di'.tlnc,eoI216,84' re!llltl. palnl 01 curve: 1118"",,' along a 1lIIMl11lIlw,tefI'hlIl'lrie"
'Odl\nl 01 300,00 'te,I, en ar<: I."oth 01 :)\12.$6 1001 Ind lhtouSt>'.. central Ingle 0'
~7'50'47'.)I<Iih. C/lclr<J bo'"'S.N,,,th 3\'41'41' Ea,'. d~ 012'90,18-"., 10 "1'01/11
"r rev"",e CUM!: lhe_ al&t!Q. ellM! tel tNo ,Ighl h.\4ng,a.i&dlul,.rSOO.oo f~1. a",.io
lenglh 0/ 335.83 r... IIIId th'llll';lt> . OIIIUO' o"gle 01 311"27'39", wllh a l;/Iord 11"""0
North 22'00'06. l:ut a '"6ta...... of 329,37 I.." "'.,,"" NQI\n ~ \'1~'!8" Ea.la dl~lanoo
of 517 ,\Ill Ie$l 10 " polot C( ou"'-; \fIIlt\O<l along. C>,.We 10 Ih.. 18ft' hew"/l a redlua 01'
200.00 l.tI. an lie 1~llgIh of la2.T~ I..t and Ih'oug~ a _'"'' ",n9le '" ,srl!1 ':is'. W111>..,
<hOld btan'lg No.tll 15'03'\3" Ea.1 . di.I.""" of 178,'" roe!: ~~No<II' 1\1"01'30"
Weel a dklaoce of 80.25 rut ID I' pdnlon Ih. SoulIlllne ollne "" C.",,; 111",,",,'
along saki SllIII/I bllt, Nanh 79'58'07" Elll . dlltaneo 0/ 839,/11.. 1cl,"~I. on t~
Eu' II". '" ..Id $e<:\IOtI 22.; !hono. '1OnIl ..id S...I llne. SOlIlII "28'3\1' W.~ .
<1i$lenCll Dr ~\lC.03 r...11o III, Ee,' ""..qU.'IM CIOme', 01 Said SellUon 2~, MId fl<IIfl'
bRIng ma,kocl by a bra.. ClIp: &llG1IOtl WI1linulng Dlang ..Id SaIl f/na, ''''''Ill :OO'ZO'Og"
wesT .'dl.lar;;o or ':l1T.l17. 1""110 a pQjnl m.._ by. 5/8' robv. lNnc:lt leaitlil9 ..Id
Eo,l nn., North 8lI'1e'3f.'_~!~ . dI.\snCll 0/ 1291.77 r...IIo., polnl.....rMd wltfI,o 5/a"
,.bIll baing lhe Polnl '" ""11'"""'8,
Conlsl"lnij ,38:70 a.,.., more or I....
E'ndofo..oohilion
proJacl No, 0&.132
O_c;elT1l:a01' 1., ~
____.--.-----11I __ _.___.sa......A.
,)U L W",tltt'llll I.,. t hili. .~juI4If. 11.14..,
, luna.H"". ..
!:.hibi, II ,. 'PlIg.)
/,
EXHIBIT D (CITY COUNCIL FINDINGS, CONCLUSIONS AND OIIDER)
DEVELOPMENT AGREEMENT-THE TREE FARM
Page 50 of 78
CITY OF ~1EtilDI^N rLANNINQ Pl>P^R1MENT STl,J~ l\cEPOR"i' FOR 11,110 HEA1UI'lG DATE or hi ",itCH 2, 'tOQ(,
~XHJlIIT '"
AISD.
,i~~el~UII S;;IVey ~lnl;p,,~,~O
I"~o I of)
rAIlCf....l
WNI'iD'R"
.4',JJ.a..,d flf-Iand .lll~uul~ In .!i.~(I''oI1'\ 12. r()'W~-s.hlp'Q N""b. HlII''''' 1 WrJ.t unh~ l\oi~' Mcri<li.'U....
Ad. (~(llltllY, tdllflollt<'.in'"""ff"rl'~'ti\)ub\ly d":rib~)~' r,>lk,,,,":
t."4'U1HrienClnl! i11.(h~ ~l.Ilhc~'" c\.iI'nd ",r ",*1. ~'tt.lk"J' l2i n~OPCI: ~Iu". Ifjll S~lb 1..",,..Qr Jllli,1
SI."(:lf~ln, SqtJIIl1f9.1'.'.l9" Wa,. di"t.\iii.:tlvf '~':i161 .tCtr;."l~"C'\l ~rit1oW.' b'klll.rSuttlll 1.ir'M! 11(
$!Ii.iJ S<<li~lu 12, No.lh W""'39" W~ 'U dl.llIfllt; of 1~~:U.l rcc' t.:J. pnlpl; iI1lCi...."'t C::'lfuil1ujng
'Noflh 89"7"09" W.., . diolSl". .r'lMJ.U'fu;I' ,/0' ~I" .""",. <'.'''''''' I. s..U~ 1'1, il. 17
.,nd 1., Ih.... .,...., 1\10' ."",1, Ii".. of; ..\d s..'U."'.ll N.>rlh .V'14'dll" W... . d,,wkc or
DUJ.~I r<<l: ,h.,,,,,, 1.1..11I'0.14 s....lb ".... Nur,h u6'Ji'lU" 1"" . dl.u...t "'_59. Jg.I.."" U...
TR,U& 1'(1l"'r OF KEC'NNltlG;
"rhtntl,\ tJUftll uo.,:146" I::.-".f c.Ij~dg~~ ~r H7~.1.~ rrt.t I~ J p"i,,, '"' itu~ South blink llf Jli"
r'hyllis e"..I: nonce ''''''g .,id ~..jh n.ouk ,he rull"wl"~ 191 ..w... a"~ IILll'n<""; No.1l'
80~.')'lO" f.ll'\ "db\a."C1llr "\1".~'~ rt(;.t; (ho".::c-~1)i ~.til'Otr" I"~... dtatara:t."r\l$I:Jl~ roC(l~~
'h~'I\:.C ~~\idl "",<rll'US" Wesl a diA"I~Q(4J or tw!'.ti' rl:'~ lln.'1IOI! ~arth fiS"4(;'Ulll i?....t 'II ~hU;III('.t' Ilf
6H.I~ r..t .lw"". NOIIh 7\1"H',\1" V"". .,1\.1 r"" /I...... U.."lh ~1'W(ll" 1:.1<1, .1lI,lll'"'" ,.
ta H""" ~~r C'4I'...rnu:r<< lbMC'e "IC'lUW: 0 C".\1(\'(' I,. 1111.: ridll. hnviu.:. ,. riuJiul Or::!I.n,W (blll. 1In lh"\:
t~h.'l.. ell' %.llO roe;, "aMi ~rl.lU&h OJ "OIl1rJJ "lIk u( 17",11 '0"" whh it ahud bll.lrtll~ ~~M~"
ln~;\l"O" F....u,l,,. clNrlJ diJl~ II(Y's 14 ta.:lln II f'l'1inli Illfl)Ql,dw".UH>>"I!'OS'" WOII. 2)1.4)
I~\ \\\ 1II"'Il.''''': ,'h...~t' "OA&: eo ~1"'\I\l1~ Ibe tilli.', I......ins, tI uJ,ill (if 7.~O.O{f 1\.11, ,m IIU dlllI.iJIU,iQ. a(
S".U\ rC:et,.t1D4 'lur'lllW.h., tftll"flil'J1J:1~ I..d "'3.'$'~~J". willa I ~Ilurd hAAti", Suu\ll ~,\~j "1,13" F""l.
ft ~.h(Ir'" dlll!anc.. Qir n.' >>.1 rt:e1lO R ~ant ul rcrtnc- (:l.If~.lut.. c1lC'llc.. .lou, ~ ClolrY(" Cn,lhe. It.".
lI.vlall" ,"di~. 00:.1).00 r'f~ '" lie <!i~'" .f1~',I~ r<.,.... 1l'lIlI\IIh. .....".w'."lIh;'or
4~'U1'~I". willi. ol>o1~ \Jtorlllll ~'l\Ia. ~~.trn<i" roO".. <1""" dls1oll<."r , 1).17-'r0.;1,<<. '1\(1.(1;
Ih.nc", ~'l\1dlll7'OO'~~" 1looI, B".6~ I... 'u """01 "r.........,.; lha>u .""\IlI ...,,,.l~ ~,.I.n.
40.\:<<1\1. .. IIit\US j.\of 4oo.0U ~'j,cm~ .rc= ~l.Jt.n~';(: (lr tOt'L2'" rtet auJ lhr., ~ ~nll'1l.lUlp'~ .~f
W'<W46", wid,,, <.\wld _In. N.nh 'B'$S'.l"Iiul"o <bord dio......r Itol.Jn ro.ll< "prill1l,
Ih.".. "0", ~ .t.rv< I<> ,be "~1 h..lolI i ,.nol of '-W.Ol! I'teI nnd Ihro...h p ""1)l..1 ;,i'~I" of
~l'$<i'S~' . wllh . .hurd- boorioll Nor1b' 41'}n'W t;o~l. 61'9.21 ~:\bIl_ s,,,.,,. 39'}U'<l1.'
n.". T17,lI'l ~ !o'. rot"'i Ill""'. Norn, OO',U."'7"" . Q4,U r.oI,.... I"".'i'II,.."" $o',"lb
",~;Ild'J.R" l!.,"-, '",161 .~ \0 II p\~4H; -nU.Q"Ip .sowh"OU.)tl'1.l" W..II~..s,I).r~ 1(1 a \K.tlll~
The"". Sull\b ~~') I"" \!ol\, I ~Q:?\l r""'ll. . ['0": ,n,"'t4 I/oud. '47'~&W I..... 24!'.,\Z roo;<
'.01"'1111: Ill"""" Nunh UO"2~'11' \!oII. 461.56 f",'I~ . IlUW: 'lbcll~!IuoIh 8MS'lQ" Jj.....
'2~U.OI l~.w . PO"'" (h''lloe 1'/'<11, 3l'1.')4" &'1, JJU,,16 ,... ,I.'~ 1'I>inI;' Ih<;'" 'N'~""
J!'44'.l6" r-t.". 4^'.lR 'fool .n', po;"'. n.._ l-iuffh 1"5,'.1" &,1. 211.1,' IIloI 10'. po"';
Ihc.'1~c:'SouIj, 11.fr1'.)n~ l!*..J(~.)S h."d IU . pvlol \Jf Cio't".hU'CI'i 'I~ a~I' L'UrYC' ti. ULC!: ,j1J.ln,
h..i,,~ . ,MI,", nf 2\10,1)(1 t...; "" .r< dl.,.o<< 182),."..... ao<l II_Ill':. ~"'I...I ,i,,~1r ,;r
'~.ll.l6". \1l"'1.~ 0 .....,<1 ~1;1I\l'$o.1b il"oJ'll":We_. , .""'d dl..._.r IJM1 rtellO ·
1"",illri'll~~ !i",,,U~ ~ '-1)'S6" Wel', ~'7.'iO fftll 1'0 III riUn14H'~,v....rc; ~ ;IGII~'" ~wrvc=.f~'
lhe lcll. ha\'\\\&" ro\d.\u&. ur wa,tta r.,eL.il.n ." d1i::il4lllCIli Dr J:lJ.tU '""' Dnd 'hrC\lI~h.1 <<'nllil' flilt/-lc
.f "'i1'1\'.', ...1, . .....<1 "''\lfh~ &..,,1> ~rO\"(I(\.W.,t . "011II dbt......r ""folJ.,l'~/"
(o"y" fo\~1!'~~.
;'->(' 1 ,'l.
.. 7:it,(
(.. ',"l-,' ~ .~J,< 1 .-
L!;~~~{fl'f \iJ~ 1Jf'
'<:1.v ii:,,"'~"I,)
--- ..-- - ---.-- ----..----,-:
,~. I _fllnO""1 10.. '. h'U. I hfl~l.n. III' ..UU
I' I~I a.. Illl. '
P,Xllibil ^ - PUg. 4
EXHIBIT D (CITY COUNCIL FINDINGS, CONCLUSIONS AND ORDER)
DEVELOPMENT AGREEMENT-THE TREE FARM
Page 51 of78
CITY OF /vU::ll 101 AN PLANNING O"PARTMF.NT STAff IlEPOnT FOR 11m I'II;ARINO DATE Of MARCil 2.2.1)06
P~a. I un
PA/lCt:l.3
<!QN1'l) It.,
FlSCiO
lr;li~'m SIl"~I-~;'OIlV 'niP ,
.1'2937 r.c/IIl.'pulo' Mrcv"".'."",alu,c; ,hen.. .I"ns' CUry. In II... rl~II1.,:II"v(nll'
rad;u. ,of )()(I.OII feel,. 1lI ",. <li'Ia,,",, ,uf 301,&&. reel ."~ lhr"'llh . 'CIlIIU'QI "1111. <if
)~'27'3Q". willi. .burd h.arins SOV~l lI'.II'~ I" Weill, . "hOld diolimce nl' 2~OJ R 1<\IlI
w' ,\",illl; Ihc"".l;ovlll6l\' .1.1'114" W.... 3WI.~ 1 r.el IU . ""Inl "r.Urvahl.r~; Ih.o"" .lOlill
. "',"'. hI iii. 10/1, hl~"ll a roJii" M lIW.llll reer. all .'", di~.",.. nf S.S.1Io lC:.:l "'ld
(""'"SI,. ....1'.1 ..'.f 3~'H~. wilh . cJ."'d b",rina Sc>uth 4I'I14'4i"'WC41. "
<I'lli'd disllln". or 535.09 fec' 10:0' ""ill!, ur 'o"c". .u"".IUr1/; d....... ,lonl\ . eu". 10 II".
rl~l1l. 11~\'iutl . I.m". "f ,4~.0(['r"",. III ". ,11"'''.0 or S 14,0<4 rool ,lid lIuvu91' " c.lI~~1
."ple "r ~~'1~'58", wid, !' .Imrd b.";ilQ s"Ulh 5.'16'011" Wn;I . oItoid, di'lnn<:e .~f
4'86,54 re<:r~f 0 poinl: 111ll.CO goud, B~.S~'19'''W<-<l, 1.4), II roell<>. f'C'lnl; Ih"... .lull!
;. .II"'.I~ IholoO, hl"j'!8 .,<UliWlor:\ll(l r......1\ Uf.C di..,.\cr o(l'l;~,~I""",jlml~~h.
w'\lnl "ngl. ortl.l~~'12'. ,...h. el.."i .....i.~.N.1I1h III ":!9'4,1" W.,.., ch<o,u'ui'I.i,""
o( 2,9.Y9 fool 10 " ,,,,inl: Il~",," No,U, oj'l ~'.II" We"" di.'\l>Ilal III' 12:7~,I"ot \1>', ""in'
of L;~lI"alurci Ih~I1(."O "'eJng . nll"\'C h, lhc: I~n. 1..\!inL!.. nd,us 01 200.00 fcFt. Mn .lIl'C.
di',1l111~C 'or './;(j.8~ red '.OIllbnllllh a ."'llol...i;'.. <If 4405f1'n'. ..i~1 . .,li",iI h...,i/J~
Norlb 2,5'41 '(lj" Wtl'~ n .""'Ill ~;'lIillce ,,1' 152.8~' fOCI 10'. pobll; Ilrllil<<' Nmlh
4S'lJ9'21" W.Ol, 112,17 reel jo . p"int .r ~u"i.lul~'; l!wlle. .10l1!: u .vrv. 10 Ih. ,,,n,
h,.ln8' rudl.. ofHO.Il11l"c.'."" 'If< 10Ugll. ,,( 701.2.1 reoll.url ~lI"lIlll\. "..11I.1 "",II" <lr
W'(Wt.ll", wllh u .mnn' bcorlllll N,'l1h H.'40'~2" W....,. cllOId di.lIl1.... ,'ros4.M fOd
h.1 ~ pOII)li .bene&.' SOUlh SS"'147'.lIl:-WIS5I. ~(j2..!)1 (eel h~ .l~lin. of,cur\'21lUrc:; Ui.~~ alm~t.
.. \';Ul\'1;! h:l me ri~hl~ hi,vln.. It flldi\i$ ,-f 12.0(1.110 J'C'(1, 11\0 u.c.l di..",nQiQ. t11' !M9.72 feel. ~1M.J
1l1n,ujlh . ctnl,.1 onal' Qf~5"~O'44:". ..1111. .hord h""';IlM lloulh' HI"2~'lltI" W"... .
cho,d di.'""o,..r !l2S,12 fo.:t 10 . point; II",,,,. N,~1h H.Sl')1I." W... p <fi.I..,". of
hilUS r..,; 'l1etlO< NDrO,' rIU"16'JO" !loot. dr.l,o.., or 403.90 fOCi: ihel""',II.."'lb
M"l6"'IIO" W""" . ,II~IN"" ,ff 357,39 foCt (Iom",rly So'llh,8o"31"30" W""I. dl.I...,c..~r
~~1_9~ fcell: lhe"ce South '07"23'00" Wul a d..r.".... or 104.119 M'I; u..nc.c 8""lh
7~')I.IKl.. We" , 01'1"'" or 10),lt) r.,..: "'0"(11 limn!. W"H'JO. W..l u dimM"" or
245,48 rNI; Ih.".. NImh ~'I'lli'OlI.. 1!"1 . ,d....,.... of 1:S6,ft9 (tei; \l",f~< S".'h
'K3'oi '(1(1" 110.\ . ul>lllnc. .f ISBN r.Ol' Ihoo.. S<>UIlI 5&''2~'Jcr e... . diolil"c., \II'
I JR' ~2 1...1, (Jle<l.., S<\ulh 44"211'00" E"I . <"".""'" "r 7H,lS f""I; Ih.n.., NMh
7S"SI'Jft" IV."',,264.2,' r"'.;'luli p~inr or '"II''''IIl,.: th.".II "I"n~ ,. """'. to IholIO/I,
h.vi"II' flldl", .f7SU.OC) foel. .".... 'tl.ylh ,,( 4.11.71 f'clond tl,mueh . .cllll'ol'''llknr
)1.11:S~". ..ilh 11 oJ".." ~;"18o.1h H"OI'S)" W.." . cl,."l dh:!..".. ';'416,,"1"r.0I
\~ .1~';III; 111"".. 1lI"llh '/1'55'24" W..oI. )<;2.2i r..ll". I",inl,,, ..""al....,_ lhon"" "!lIlA:
. "uIV' !CIIII. righi, hllv'''r;. tadiu..r StI0,OO {""'.IIl' an:.w"",..c..l' I~JJli'f""tl;lld
\h"'\l~h . ....U'.l "I~le nf 17'4/i'M". "Ilh . .hnro h.",ln~ fl<lU\b 811"48'28" Wesl. 0
"~M,I dl.l...ee Ill' 1.\4.44 reel I" , I'oinl; Ih",,,o SDIllh ~Y"41 'n" W..ot , ~161"oCb' '"
I O~.1l4 (.<lIU ", fl<'inl. th.I'.I,QI.r n.gln.if'g,
S.,d p"..,..",.illlna 167,Pl xr.., iu,," .'r 10'"
---.. -- - -----'----- --~-~
h; t W'oIl.,nnll 'II. .. hUe', ",li.l.. 1', 'U~j"
1'.1"."":.'j.
Exhibil A - r'Ku.1
EXHIBIT D (CITY COUNCIL FINDINGS, CONCLUSIONS AND ORDER)
DEVELOPMENTAGREEMENT-THETREEFARM
Page 52 of 78
CITY OF MERIDIAN Pl-^NNINQ np;pAI\.TMf,NTllTAfI' R8'ORT fOR THI! IiF.AII'INO DATE or MNlCH 2, ~006
Asa
Andc~l-u" SUI~~1 ~Inll~ .;'IU 0
EXHIBIT 'A'
PARe,"l. 4
ZONE!) R~
LOllel Oe.enpUOn
A parGfI of I.nd "1"".." ., a"cuon n..lOVln.hlp 4 Nonh. ReOlle 1 \1'1011 01 I.MIleI..
Mondi.n, i\jl.a Countt. Id.ho, beinll ma" PlIlllculiorty de.c:r1l>&d ...loIoIoI:
eomm.ncinQ 81 p,. SOl.llhell.L'corner of.sald Sl!l:Ilon 22,!lAld polnj b/lII'lll merl<ed"by, en
aluminum U1P, then~ elong the SD~lh' hoe ,of .ald SlIclIOII 22, NorlI1 89:17'39: W$il.
12~U1 r",~ lhllnce conllnlllng olong 8,OUlh Lrn8 of,iIld SQclliJO 22, North eli"17:w
wo.r . di.lIlnDe oI135~,62 fe.l: thMCll OCJ(Ilwlllino No~h.e9"lroe"'W..t" en.tiln.. 'of
2647,1' 1..1 "'\he ccmtlr common 10.Section. ':11,22,2741 ond 28; ~""''''lIeng Ih'o
.oVlh line Q/oald SsoVun 21 NC(Ih.89"24'48" We.I j, dl.t...,. of 1307.51 ,...1; U1<\IIOG
io.ving ..Id Sa\l1ll Une Not1" 00"22'50" E...I. dls~n"" or 203\1,08 'Ieel to I'polnl on'lho
south bonk 01 ,1M ~U. C,...I; Tho..... .Iotig ....W ioIlU. Ban~ U"" followlng, (ll)
cour.IOa ond dl.',_.: North 8O'3J'30"'E~'I.o di..."u 0/ 491,l!lj "'el; IlIenCfl Na,lii
60"~O'W eilS. . dlltBOce of 06l.l13 leeI; IhonOo'SoU'h Uo'31'tl8" W,,-, . d~l$nCe oj
'59,lIS r...~ thence Nll.1h isS'4S'I)I" e;", . d..toooo 0( 55t,e foo': II"""'. ,.<>tIn
79'37'32" E..I . <IIt'''noe of B7,aJ r"",o;> ",,''TRUG ~OiNT OF QEGlNNtC\lG;
"henco North 79'37'32' e..,. d1.\gn"" 01 858m Ieee u..._ aouth OO"65'U- Wac! .
dlslanu 01'6.;11 "feet; ''''nol Nann 78'21'21' F..., Ii dl.1enl:o of 246.0& 1...,; U:I011l'8
South a.'30's4" elll i dlllonoo 01\98.&0 ""''' IholfICO $<JUU\ 9(rUW East. 412,89.
r...e Ih"lI'" lOovtnglllld South Nne Soulh 00'28'13: VVO&l. 4114.1' ,.,. 10 . point;, U*,oo
olong {I ",",,0, to Ih& le1I having I ''''''~. Qf 450,00 /eel, '" ""Dn;\II Df7Gi.87/e..\'"""
IhlOligh a cefllnll .ngle Or"7'S9'W, wlth 8 dIold tie8rinQ,SllUth 41";10'03' W...i,
G79.22 r..t.1hGncoli along. Clltve to "'. righl helilng.. rlldb oI:.qClO.oo r..ot, "" If"
len~\h 011llll.28l1lGllnd Ihrot/oII8C\lnllal.ngle.., 28'l1l1'<lll". Wfh. ohoIIl beatlnll
south 78'05.42' Well, 8 cnonl dIo'MaI ar 194.30 fe.t to ;, ~,Ihonolo ~orth e7.~'!I5'
We.l, . dlo""""" oIal ,Q rio' Ill. ""lnt 01 """",,U'll; 'honce ,loI1l. tlllWltlll1l righi,
hiving 8 flldius:C/ 250.00 1..1. ,n Ifc'dl.tanee 0/ 189.18 reelOndltrouglu'liO/'IIrfl
anglo or 4J"Q7'11", ",1(11. otlG<d beallng Not1lI G5"27'04' WnI. II _4dlollnOO of
163,77 '''''' co a point a/ 18vefJe.""""I......lh8nC8 elong. oUIW to Ute'lon. hoYIno a
,i1dI~. 0"760.00 r",,~ en .ro dlalance arsh,01 '"1 end tIvQUOh e oeallllllof!gleOf
IJ'5S'3!l", willi 0 chord be.n"; Nol1l,I$S'5,'OJ' W..~.. cherd dl'_ of $6),03 r",,"o
. ~,"inl; U..,"'" Norlh QG"12'9S' E..I, 237,13 "'II' 10. pel'" 01 WtYO\I.Inl; \hoMe along e
Cu,.o \Q ,he "'1\, h..it>A.. nodi"" 0I200.0Q r.ol..n .rc Iengll1 ar;ll.06lteland'lhrough a
..."IIlIlongle ar 2rJ1~r. wilh.. """,d ba",,~ N<IIlh 07")3'29' W.s". CllO/d dlltanoo
or 95.141..110 ."polnl; ,'-;"'" Norll\ 2""18'112 We.1, 356.05'....1\0.r"'" 10 "'. Poln! at
a.glnnlng,
S.ld pOleel CO/'ItJolnlng 27.32 OO'IlI>. marc ". 10..,
"nd of Ool\Cllplloo
P'ojecI Ne, 05132
O.=<I"'..r 14. 2Q05
--_:~;__'_I_'__--;-' - -_....-~
JH, lhun'.... h . h"e r. ~II.I'~IGIII II u~u
. , u....u u~" .
f.~hlbl' 11 - I'.g. ~'
EXHIBIT D (CITY COUNCIL FINDINGS, CONCLUSIONS AND ORDER)
DEVELOPMENT AGREEMENT-THE TREE FARM
Page S3 of 78
CITY ot- M(;Rl/)lAN pl.ANNrNO DEP...RTMI;NT'STAfF REPOR'FFOII nlF.,HF....RING DATIW1' MARCN J, 200~
~;~~8o
EllHIBIT ...
PARCf;l 5
U>Nl!:O CN
Legal DeAe,rpflon
A pqrcel of I."l<l 5~Ua\lld in the soulh .one-halr of the North8llt Quarll.. end In 1M
Soulh ,HaW of SecUon 22, Towns',lp 4 NO.1l1 , Range 1 Wesl of Ih" flolse
Mer,dlan. Ad. County, Idahn. being, more pal1iculal1y described .''follow.
['.cmIYKJI'oCIng ellho SbUl1le861 OOn".. Df .sid Secllon tt. Mid ptIln1 bulng n,al1<ed
by a" aluminum !;lip. thence ab"g 11'1.. SOUlh IIl1e 01 ..Id SecllOn 22, Non"
e9'17'39' Weill. 2647.23. f.1' 1Illhe Southonl carnar of Ihe Sou1heast a....ner of
said Section 22: lhence wnUllulng along said SOUlh line. NO"II 89'17'09' Wesl,
5~ ,05 (a..1 to !he T"". Polnl O( S.glnnlng,
Thenes oonllnuing along said Soulh line, North 80"7'09' Wesl, 12C.oireellO..
point: lhet'Iet/ leaving .ald South line, North 01'59',0" Eae\. 343.83 fe..11O Ii pgl"t
of our\letunl. th&nce along a (:'JfYe 10 In.. right;having a radius of 150.00 fH\, en,
ale ~Isllnce of 221 .58 'ellt end Ihrough ~ eenlr~1 angl. of 84'37'42'. with a chord:'
bearing North 44"8:0" gas!. a el\cn:l dl,lance 01201-.1111 I. 10 a po~)l.,ol
ra,verso cUlValure: [hence along 0 cllrve to ltie' I.ft. haYlnll a radius or 1'000.00
leo\. an !If\: Illllglh or 410.27 1001 and through a centl8l8AQ1e l!l26'58'4()", wfth a
chOrd bital1ng N0l1h'73'08'32' Eael. a chord dislanc".or 465.95 leelJo e polnto(
rllverne ~urialllrll: lherlCll llIonl/ a. eu...... 10 \he rlghl. haYIng 8 radlus or 5OO.QO
leel, iil I!ro distance 01 4!Jol ,58 lelll' and through a ~al II1gle or 66"38'g6",
Illlvlng a cI'Iol:d bo,ai1n9 Norlh a~'5g'4S' Easl, " chor(l dlNnr.e 01 474.48 leet 10 a
p'olnl; IlleJlCO $ou1n 83"40'43' ea.t, 31 '.09 feol \0 .. pol/'j of """"elu",; lhen<:ll
,,101'0 Ii CUIVll to 111, lell, hllvlng II radJua o( 700,00 real, an arc distance. ot 363.59
feet and V1QU!Ih a c""!ralang'" ..I ~1'23'49', haYIng a c:toro beUMg South
1.6'24'46' Wesl. A chard dlslanc.. or 375.80 leol to e pQlrit: Ihence Soulll
00"42'61' WAsl, 154,07 'eel 10 B ooinl. lhe Polnl Of Bllglnnlnll-
Said palcal containing 17.26.0""'", morl> or I".~.
End deserlpllon
Prr.>Jeel No_ 05.'32
DIIC&<11bar14..2Q06
,~;.--;:i.'~~Y,1 .
;~:;-' \.<.;ii1~k " ;l \
~. ~. )
,.. ..-v.;..
'. Jl4 '"
: i:?;!4.~~. -tq,~'!f'.
~4) . eUll. ~~
'" I!.!:."''' .
...,-- .,-.- _._-~-- __':__IIII_~
nl I hIUIDY!1 In j hll~ I hllClIJII. If ".:Ii
,. ;ill. "IlI.lh~ ..
E.lIlblt A w Pas" 7
EXHIBIT D (CITY COUNCIL FINDINGS, CONCLUSIONS AND ORDER)
DEVELOPMENT AGREEMENT-THE TREE FARM
Page 54 of 78
, IUNO DATE elF M^I~CH'<, 21\1)1_
1'1 rL' ....1..0 Dlll'i\IHM I" NT STAl'f RErORT FO!l. Ttl~ trEA , '
rJl'Y OF MLRIl)!A ~,." " .
!.!L~~o
I:KHUIIT'A
PARCEl. G
1.0/'i'W'jt.j5
l'II':' 6...:,rlp(~",
A jl3~1 01 lalld 1!llJl!led In the ",ulh' ane /-law:or.s.cllon 22. 10WtlShip.4 Nonl,. Reus.- 1
We.' of u,.. 801..." Moridilln. Ade Counly. I~ho, ~ing ""'1'8 plltUculatlt d"Cfi~ a.
,follOW: .
(:".lIl1l1lOinR" ..e SOUlho.w ";;"'''''or ,,1,1 S<<lio..21, $Old I",inl boll" n,ar~"" b,v-ori .'"mili,""
<.p. 11".0' ......... Soulh 11110 ot uld ~\.," 2l. No,1~ ~~.17'l!f' 'W.,~ 2~7.n r,~.,,,, I~'
5"..,,,..,[ ~_r <(tho $oulllo.., (1",,\01: M Ilid S",Uo" '~llb."". "'"I~Illi,,".looll ~.i,1 Ru,iLh
11"t. ~,t~ J9'/7'W" Wo'*, 1293.12 reo< I" I"~r,"..'r.lal urn..I....... .'
'f1lcnc,,' cjJnli~ina:: .'0111 ~ld {liJOUlh Un~'N~th. i~: 11'1)1.1" W~'I 091.11 f'ctt ,... Ittdnl~ lIume!;"
1...ln>> ..id Sou'h,l..... .,..... ...... to 0.. ri~llI. h.vi.y I "di.. ur 140ll,w tOel: le,"< I",,~ll>
"r 8,19-Q~ r... ..\~ 'b,.u.b . ""'~II .oi\lO ur 10~'~ '06.. ..j~1 . .It.... IWlod,'II N.-tlt /'~.4)..16-
!!a.l,' ""..4 di".Ilc.~rlOs.6~ r....,,, ll\Ui,rt: l~"',... Soullt 7S'5"'~lI" k<l. 16,)1 rcitt' 10. pOj..1
.n" ca,l"v41\lrct ttlc:t1(::g .Iw.c iI ;:urvo Iv tht: loft.. h.)\"in"e Il T~,lhl. of Utl).no r~1 .n I"" '~~"gdi nr
\>49.1/ 1...I..d l/lmds).. ''''''",I...&I..r 4$'2li'~,,", ",i,. I olI/V., h,;"~llO"h ~1":l8'flO"l(a":
. ,"...4 ,1i.1.... or ~11.l2 fetll. or-.h;.: 11t.,,<,.,),.n1, SIl".?')8~ ""-II, ,nJ,g1 r...~ l~. ,~,;". or
ttUI'YS1UU:; IlJl:IRtc n~,; Cl.lr~ I" the rlgln, ~o.~'inJ ~ rih.liu".Hf ~jc..4ltJ rclot, lit eN dr4I.,I'f: 'If
101.'V Ii>'" ....1 ,h,."li" I ....".\ ,0Lll<i .r nodl'G-,!". whh . ."....d bHr.., .S<lt!II, R4"40'J~"
lio... . ,hOld di....co .r "4.M "<01 '" . p.l.l~ 1It.\lC. S..1lI .R"ll0'2...I'...., 11:/.~7 rool In.
~jU'1 ~f t,l1J,w.luu,'l; Ih('n~ _loti" II a...Vf 110' the ript, M"ir\R Ii r.~Uul Dr 2.UO.00 '., in If(' h"n,lh
.r I \I.,I~ r..( ..,~ dVOUKh . .en'''' ,'n~l. 'or <~';6'J2". VlIIII 0 .bUld bioIrll. 8<""" 2.1.41 'IW'
r...", . <1I.,ll.!iolil_ ot UJ.n r"" 1/. .,ouinl;"""oo S.",<I>(1)"11'49" r",~ 11,761<<111' D..d,u
Pi" ~\frV}lIUj"'. IhQMIc.~ ft Cuh'c: I" tht: rif,1u. h"vinll.~ ndius of 56U,OO f=1..ar. _n' dii'Jlllt,;o Dr
}U,~(l l'o<1.OIl.Uu..,h. CQllt.J'Il1111< orJ6'S6'_IK":",~h .1.,.., .~or~ ","ri.", SOII'h 1'5'15'.1U.
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}.(l0, hl1't'jll~ III r4dluR 01 700.00 (~t, In' or~,di~.lll.ie rir.tfl:n~ roe, iuul iN'u"i'H II Cct1It'al "~S'J~ (If
,1']7'09", ",illl . ol1or<l.be4rilljl S,"II~ .11.5~' 14" w.". . ,bON tll",,,<c "r 19.1R l'oo:Ilu I po;ua:
111",1'1" Sl~\I1h ~)."Ol.u. WaIL 11 I I,.W 1~ lo.. ~iut Ql' ~lWU\Uf(l; U'icncC" AI(lns: ill ti":lt\'t't;,,tht: 1!:!Il.
b..'nl: . ""'lvI .1 SIIt>.'lll '~I. "' .r. I"'sth ~['494.38 1<<1 ,,,,I lilruo_h . ..mtil "'Ul. .F
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h"I'll;lb uf 4"10,21 r~ 'll1d thrin..", /if f'.t.Qu:d .lI11K.l~ gf 160"....Cl'\ y"ilh " coo,d,l;aolrin~: S~\lJlh
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,,"tl. of 9~'k41~. "\Ih. <I""" he",i"~ ~Q",II ~4'1 ~'Ol. W.of.. <I........;..",;. .f10",6 r,,<I
lu . poll,,; d.._ S"DTI, OI',Q'W" W"l. J.I).R.l1tel'o, I,"inl. U", ....1.1 or ~JI".1'9.
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EXHIBIT D (CITY COUNCIL FINDINGS, CONCLUSI~:~D ORDER)
DEVELOPMENT AGREEMENT-THE TREE
Page 55 of 78
CITY OF Ml\llJDIAN rl.ANNINO DEPARTMENT STAFF:REPOlt:r FOil THfiH~RrN'O I)ATI! Of' M"nCH~. 2D06
ASCi
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Id.h", hdll~ ",,,,i: \IOrtloul.r1y "ll<Crf~<<I o. roll.",;
C('lrnltlencltl~ nl rh~ St'IUlhe4.'il ~{ll'Iur nl' Mid Sr:~(111 :z I. 1114,: TrqO' Polllt.of .1kJ!lnnh,,,:
'11....",. 01"i1" di~ $01,.11,1;.. or,.id S.tl;on 2,1. Norlh ~9.24'lJ"WOAI. ~G~.)2 r.et 10 ~
pOll": 'hot"" 1.."lollMid SUlllh lillt, K"nrth OO'~4'lY" f....l1.2D ree' l<I'l~,jnr. d\el'.C
!'Iurtl, 0.' "OO'n1" (;Ml, ~46.62 '<d I., . polin' or .u"..'OCQ: IIl1in,," .Iung'. "u,.e I" Ih.
light. h..,j,," . ...dlu.! of 1IOfl,00 r.,~ "" ore pi,IM"" or 22R.'/fI 1<01 IIId U"o""h . COo,le.'
IIn,l. OrW13's4", wllh "chord b.;.,'ill@NIl"h '11'11,')9" .~I'" "h<mldlllUncc of
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w;Ih.~'"hwd b.llrinll Nortbnl"'lO'W' ~'l... d""a dQI"K""f241.~7 l'eol.ta.. poin.,
'h.... N<~'lh I S'4,'0ll", W..., 11,',34 roeHn u I"';.\; ~'.n.,., Nonb 11"S5'24" EM<,
1.2.~,94 rOcII. "I'<,im .1' <'WV""''''; 'hell<< .r.DI~, c.'-"" I<i Ilwl,rlslll. ".'Iln~. radW. ole
7Sn.rIO icel. ,.. ,III. dl.lIIl,..'0f42?71 1'.,1.,,11 'hrough. ",,,tnl Mille of)2"U,:SH"; Wid.
. .Iwrd b.orinH.Nonb ~ij'OI'S3" "oS!, . cll<...,1 di<l&ncc,,,r 416.17 r<<:ll". pmOI: 11\01\<.
,S"uth ~S"SI '38" llIol, 264.25 11><1'0 . ",'1111; ll'OI,,'d;,,1IIh 44" 2.0'(1(1" U.,I. 59,46 .r..,:
,hcncoNllrlII 00"16')0" U... 32,Ul'lecl:,lhcu.. Soulh1S'51'3S" e..1,,60I,78f..,I;
Ihen.. olong . t'llrve 1Illbc lon, hlvina 0 I'IIJIllf. or 2~lO.oO fot:!,lUI .n: leny,tll'of R.l'I,9,'
r<<rMd Ihl1l"l!h' ",,"1..I!rII\I...r 20"0)'0<\", Wilh,. L"'O", bN';lllllll.u\h' 15'42'\~"
w..i'. . cllU,d di~IlIW' u( ~lH~ teo! 10 . ~lOi.l Oil lh. S'1\IIh 11110 III' .....111 Sei>liuII n:
lh.",. .I"ne sold S".lb,Iin<;N"rth M9'. "09" Woof. :IIi 1.93 rOCl In Ihlll1oll\l or
1l'lIjl\"'n~. '
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Jail'".,,, D. 2006
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E.h;!>l. A - pag. 9
EXHIBIT D (CITY COUNCIL FINDINGS, CONCLUSIONS AND ORDER)
DEVELOPMENTAGREEMENT-THETREEFAroM
Page 56 of 78
env on.l/oIHnlAN, ~L^NN1N(l UIlI'ARTMHNTH^I'I"Il11Poln fOR.11.m l'I:f.ARINO bin, OFM^R:,CH 1,)006:
ASCi.
'od~rSQ~,:~Hleyli"'oli,ro.. 0
EX,HISIT A
PARC'Ela
ZONED R.15
Legal Descrlplkm
A ,>oreel or land sllUated in lh" Soulheasl QUBrtsr of S.IIC1lotl 21, TOWIWhlp4
~Drlh. Range 1 Wll6! 01 the Boise Meridian, Ada COun1)l, Idaho. being nrorB
l>llrtiCYIa'ly damlbed 'aa lonow:
<;:Ommonl'lrlll ~l \lie Sou!bnsl comer 01 .aid SlIl'Iion ,21. thenc:o "lon9 the
Soulh 1109 III said Sar.:llon 2'. NOllh 89'24'2S' Wast, 8Be,S2 'Gel to 'ne Tru.i
Point 'ol.lIeglnril"ll: ...
11Il1n~'Ct'lIIU"uJ"" along .ald Soulh 1111$, Norttl ~g'2S'31' Wost, '43910 foo\ to
e pill"l: thence North, 00"22'50. Eilsi. ,859,78 feel 10 II point: IhllllGeNorth
811..41 '32" Eaet, 105:.05 leal 10' e point ol'curYI"ure: thence alano:o I:UlVe 10 1he.
'eU, hi'Ylng II radlutol 600.00 leet, en"arc do.t..nCllol 155,()C loOt 'and lhrou~h a
centr..l anqlll'0117.46'08'. wll/1 a ctlordbe.lril19 Norlh SO.48'26'l!aal B',cho.rd
dlsl~nce ol~64.44IMno B PolM: th..nce North 71'5$'24' Ea., 22tl.S3 '''01 to '8
pOint; th8l1C8 Slluth 15'45'09' Ealt. 115,34 laollo a poln. of curvalutll' the"",,
alonq II curvo 10 \h6 I'1glll. having 11 radius 01 400,00 lalll. an arc klnjJlh of
245.40 '''lIt and "'rcUgh a central angle or 35'09'05', with "long C:llOrd,beIlrtolf
S,?ulh 01'49'23' Wll&l. " chMl dlslaJ)cB .r 241..57"100110 ; polnl orrQ~erse
curvet,"; Ihenot .1oI1g a ourve to the 1011, heYlng a '1Id"ltlf 01'801'1.00. 'feal, an'
arc'length 9f 221l.96 loti end ltirough a cenlral,anghJof1G"23'64". wRh 8 chD/TJ.
bearing South 11."'69' Weal, .. chord dI5Iancu,0' ~,18 ~ot 10 'Ii pellnl;
thenoo South 03.00'02" We81. 3045.52 r".lloa polnl: Tllenuo Soulh 00"34';19"
West. 37.20 .eollo the Point of a"glnnlng,
Said parcel conlalnlng 9.11 ;"..... 1ll0re or !e...
End or DeserlpUon
Projact No,.05132
Decembllr 14, 2006
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E.hibil ^ - f>o~. 10
EXHIBIT D (CITY COUNCIL FINDINGS. CONCLUSIONS AND ORDER)
DEVELOPMENT AGREEMENT-THE TREE FARM
Page 57 of 78
CITY Of' M"-RfDIAN nANNIN(l.OEMI1.TMgNT s'rA!'I' RHOR"!'Ol!. THE HEARl"''' OAT," Of MARCIl~. 200G
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EXHIBIT D (CITY COUNCIL FINDINGS, CONCLUSIONS AND ORDER)
DEVELOPMENT AGREEMENT-THE TREE FARM
Page 58 of 78
CITY 9F MERIDIAN I'LANNING O..rARTMIlNT ~T^Ff RE1.'OIU FOR 'THiO,HE^lllNQ. DATE OF MJ>RCH 2. 2006
B. Required'Flndl""s from UnlfTcd DtvelDllm,cllt 420de
L Anl\<;\xation Findiilgs:
11(>911 reeoml1ltildatlon frOll. the Couimluion, the Council sbill'mllke'lI {ull
,lnv"stJgl\tJou ud sbaU, at the public bearing. review tbe IppUll!itiOIl. 'hi orl!c}' ~o
'graul an allneudOll aud/ur rezul!c, t1,e Cuuncll sbllll make the:followln~.11ndln'gs:
1, Tbe l1lap antendment cl)/nplles with the applicable provuion~ of the,
comprchMslve plan;
The opp1icanl is proposinlllo lone the subjt:ct prupeny'lo:'R-2. R-S, R-.l5, C-N
And C.c. Ifthc:eppUcant provic(cs sonIc R-81.otung adjacent to thc wcst side of
WestWing Eslatcs', Councill1nds Ihatthc proposed ;rolling l1l.lp onlcl)dmenL will
cQmply'with the applicable provisions of the Comprclicnsive Plan. Pl\:llSC sce
Comprcllcnsivc Plan Policies illld Goals. Se<:tion -S, oCthe Staff Report for nlOre
infolll1lltion.
2. The nUlp amendnl~nl cltllll1lleli with the regulatlonli ciutllned for tbe
PI'Opo,ee1 district, ~pedllt&tly"lhe purpose 'btemen.;
No developmelll: js proposed concurrent witll Ih.. ~Qnillg lrnlp lllriOlldmcnl.
Council limhi thet thefe 'arc several use5 thllt arc allowed and condifionuHy
allow~ withinlhc 'requ~sled zoning districls. If the applicant ,co'lIplje~ wirll' the
provi,i,tlIll< outlined in the development agrwmcnl, Coulleil ffuds' cliat :Ihe
proposed conllllo:rciul arid residenti.l di8tritta will be iit COnipUallc,e wiih [lie'
spccifie, district regulations, CQuncil finds thaI fulure dewlopllIeHt oethis
property should cOlllply witli the eSlabJi,hlXl regulatiolls 'Bud'purpose Sl,s[enienls
of the resident illl and eonunercial 7-On=.
3. 'The map am.nlimellt .hllllnol' be IDlIt.rlallY lietrhnel\tal tll"U" 'pllblje
health, sefety, and, wClfan:;
Councillind. that the proposed zoninZllmendment' IIIUl not be uetrillli.mlld to the
pulllie health, sllfely. or welral'~, The Commiision Ind COUl1cil should rely 011
any orlll or 'wrilten testimony thaI llIay be provided wilen deterolining this
finliing,
'4. Tbe map arnelldntenl sball,llot-resull,in au advenc impatt upon tlic dclivei-y
of $crvitcs by any political subdivision ,pruvldi", public .~rvlce$ witbin the
Clly tncluliing, bllt DatUmitetl tu,nbool dbtrltt.; and, '
Coul)cil finds lhat thc'[lropo,sed'zpning amendment will nOI Tes\lh il\ any adverse,
impact nFO.1 th.. o;lelivcry or serviec$'by any poHcic;l1 auhdivisiol'- pro"lding
services to lllis sile_
5. The allnn.UoD Is In th. best of,in'tcnst (If tbe City (I:JDC,U-SB-3E):
The proposed zoning al)lc!ldmelll will provide zoning districts that arc consistenl'
with whal the City hilS 'cnvlliioned ,for' Ihis area, In Ilccordunc:c with Il\e findings
listed above. Countil finds'tlia! Annexatilln and Zonina orUli. pl'Ooel'rYwould be
in the b<t.~t iuteresl of Ihe Citv ifthe applicant provides r,wised lelial descnlltions
for the R.B and R-15 times. and emen inlo R DevllloDmmI Al!I"eel'ncnL~
,he CilY. as mentioned ill Section lO of the SlafrR~rL
l';.h,bi'!,i -,Pago l'
EXHIBIT D (CITY COUNCIL FINDINGS, CONCLUSIONS AND ORDER)
DEVELOPMENT AGREEMENT-THE TREE FARM
Page S9 of 78
CITY 01' r-.WR1DIAN PLAN NINO DEPAA1'Mf.1ilT STAI'F R~ORTfO-R TIn: HEAR.lNO DATE'OF MARCH 2, 2:006
c. COlltep,1 Plan
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EXHIBIT D (CITY COUNCIL FINDINGS, CONCLUSIONS AND ORDER)
DEVELOPMENT AGREEMENT-THE TREE FARM
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Page 60 of 78
CITY 01' ME:RIDIAN PI..ANNING OliPAR1MENl' STAPF REPORT FOR TIIF.IJEARING .ol\1"E OF MARC! 12.2006
D. Ad. County Mseuol"s QWPllrshlp
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EXlDBIT D (CITY COUNCIL FINDINGS, CONCLUSIONS AND ORDER)
DEVELOPMENT AGREEMENT-THE TREE FARM
Page 61 of78
CITY or MIlRIj)iAN PLANNING ()El'^R.TMEN-T S'fAf'f REPORT r,0'R. tHro llEARlNG riA rE'Of"MARCII1..200G
E. UpdBtcd Owuersldp Map
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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 ,
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DEVELOPMENT AGREEMENT-THE TREE FARM
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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 "Citv"). 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.
Backl!1'ound Infonnation
Treehaven is the purchaser of the land (the "Treehaven Propertv") 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 Propertv" and the "North of Phyllis Property". These properties are generally illustrated on
Exhibit A and are more specifically illustrated on Exhibit D. The owners of the Teco One
Property and the North of Phyllis Property shall be collectively referred to as the ''Neilzhborinl!
Owners". One of the 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 cunently 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 Fann 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 of the 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 01 depicts the current location of Basco
Lane. Exhibit 02 illustrates a possible Basco Lane Extension that follows, as close as possible,
the existing location and historic route of Basco Lane (the IiHistoric Route") and Exhibit 03
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 Instrwnent 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 of the 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 Ae:reement").
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 ofParce14) 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 of 78
2. Basco Lane Rieht 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 Teeo One for the ACHD Preferred Route (or some variation).
3. Tree Farm Blvd and Javker Way Construction and Replacement 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 of the
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 AndersonfIhomas A!feement. Treehaven agrees to obtain and
record the Termination Agreement upon the recordation of the first final plat of The Tree Fann.
5. Other Reasonable SteDs. 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 Property/North of Phyllis Property Map
Exhibit E - Concept Plan
Exhibit F - Circulation Map
Exhibit G - Basco Lane Alternatives
G 1 - Current Location
02 - Historic Route
03 - ACHD Preferred Route
Exhibit H - Termination Agreement
EXHIBIT F (ADDENDUM TO DEVELOPMENT AGREEMENT)
DEVELOPMENT AGREEMENT-THE TREE FARM
Page 67 of 78
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EXHIBIT F (ADDENDUM TO DEVELOPMENT AGREEMENT)
DEVELOPMENT AGREEMENT-THE TREE FARM
Page 68 of78
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EXHIBIT A
ANNEXATION PARCEL
FORMER RABEHL TRACT
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 follow:
Commencing in the Southeast corner of Section 21, said point being marked by an
aluminum cap, thence along the Easterly line of the Southeast Quarter of said Section 21,
North 00016'30" Ea~t a distance of 914.93 feet to the True Point of Beginning; thence ;'
leaving said Easterly line, North 44020'00" West a distance of 137.71 feet; thence North
58026'30" West a distance of 138.52 feet; thence North 83003'00" West a distance of 187.58
feet; thence South 81020'00" West a distance of 156.89 feet; thence North 00033'30" East a
distance of 245.48 feet;_ thence North 79031 '00" East a distance of 103.70 feet; thence North
6r23'00" East a distance of 104.89 feet, thence North 86036'00" East a distance of 357.39
feet (formerly North 86032'30" East a distance of 357.98 feet) to a point on said Easterly
line; thence South 00016'30" West a distance of 495.93 feet to the Point of Beginning.
Annexation Parcel contains 4.08 acres, more or less.
End of Description
Project No. 05-132
September 27. 2006
RE.VI~PkOVAI.
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