Southridge Subdivision AZ 06-031
ADA COUNTY RECORDER J. DAVID NAVARRO AMOUNT .00 HID
BOISE IDAHO 05124/07 01 :5B PM I
DEPUTY Patti Thompson 1III11I11111111111111111111111111111
RECORDED-REQUEST Of 107074205
City 01 Meridian
DEVELOPMENT AGREEMENT
PARTIES: 1.
2.
3.
City of Meridian
Linder 109, LLC, Owner
JU Enterprises, Inc., Developer
TInS DEVELOPMENT AGREEMENT (this "Agreement"), is made and
entered into this f7.f'!:).dayof m a~ ,2007, by and between City of Meridian, a
municipal corporation of the State of I aho, hereafter called "CITY', whose address IS 33
East Idaho Street, Meridian, Idaho 83642 and Linder 109, LLC, whose address 1560 Carol
Street, Meridian, Idaho 83642 hereinafter called "OWNER" and JU Enterprises, Inc., whose
address is 1560 Carol Street, Meridian, Idaho 83642 hereinafter called "DEVELOPER".
1.
RECITALS:
1.1 WHEREAS, Owner is the sole owner, in law and/or equity, of
certain tract of land in the County of Ada, State of Idaho, described in
Exhibit A for each owner, which is attached hereto and by this
reference incorporated herein as if set forth in full, herein after
referred to as the Property; and
1.2 WHEREAS, I.C. ~ 67-6511A, Idaho Code, provides that cities may,
by ordinance, require or permit as a condition of re-zoning that the
Owner/Developer make a written commitment concerning the use or
development of the subject Property; and
1.3 WHEREAS, City has exercised its statutory authority by the
enactment ufMeridian City Code Section 11, Unified Development
Code, which authorizes development agreements upon the annexation
and/or re-zoning ofland; and
1.4 WHEREAS, Owner and/or Developer has submitted an application
for annexation and zoning of the Property's described in Exhibit A,
and has requested a designation of R-2 (Low Density Residential
District), R-4 (Low Density Residential District), R-8 (Medium
Density Residential District), TN-C (Traditional Neighborhood
Center District), L-Q (Limited Office District) and IN-R (Traditional
Neighborhood Residential District), (Municipal Code of the City of
Meridian): and
DEVELOPMENT AGREEMENT (AZ 06-031) SOUTHRIDCE SUBDIVISION
PAGE 1 OF 16
1.5 WHEREAS, Owner and/or Developer made representations at the
public hearings both before the Meridian Planning & Zoning
Commission and before the Meridian City Council, as to how the
subject Property will be developed and what improvements will be
made; and
1.6 WHEREAS, record of the proceedings for the requested annexation
and zoning designation of the subject Property held before the
Planning & Zoning Commission, and subsequently before the City
Council, include responses of government subdivisions providing
services within the City of Meridian planning jurisdiction, and
received further testimony and comment; and
1.7 WHEREAS, City Council, the 6th day of February, 2007, has
approved certain Findings of Fact and Conclusions of Law and
Decision and Order, set forth in Exhibit B, which are attached hereto
and by this reference incorporated herein as if set forth in full,
hereinafter referred to as (the Findings); and
1.8 WHEREAS, the Findings require the Owner and/or Developer to
enter into a development agreement before the City Council takes
final action on annexation and zoning designation; and
1.9 OWNER AND/OR DEVELOPER deems it to be in its best interest
to be able to enter into this Agreement and acknowledges that this
Agreement was entered into voluntarily and at its urging and requests;
and
1.10 WHEREAS, City requires the Owner and/or Developer to enter into
a development agreement for the purpuse of ensuring that the
Property is developed and the subsequent use of the Property is in
accordance with the tenns and conditions of this development
agreement, herein being established as a result of evidence received
by the City in the proceedings for zoning designation from
government subdivisions providing services within the planning
jurisdiction and from affected property owners and to ensure re-
zoning designation is in accordance with the amended
Comprehensive Plan of the City of Meridian adopted August 6,2002,
Resolution No. 02-382, and the Zoning and Development Ordinances
codified in Meridian City Code Title 11.
DEVELOPMENT AGREEMENT (AZ 06-031) SOUTHRIDGE SUBDIVISION
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NOW, THEREFORE, in consideration of the covenants and conditions set
forth herein, the parties agree as follows:
2. INCORPORATION OF RECITALS: That the above recitals are
contractual and binding and are incorporated herein as if set forth in full.
3. DEFINITIONS: For all purposes of this Agreement the following words,
terms, and phrases herein contained in this section shall be defined and interpreted as herein
provided for, unless the clear context of the presentation of the same requires otherwise:
3.1 CITY: means and refers to the City of Meridian, a party to this
Agreement, which is a municipal Corporation and government
subdivision of the state of Idaho, organized and t;xisting by virtue uf
law of the State of Idaho, whose address is 33 East Idaho Avenue,
Meridian, Idaho 83642.
3.2 OWNER: means and refers to Linder 109, LLC, whose address is
1560 W. Carol Street, Meridian, ill 83642 the party developing said
Property and shall include any subsequent owner(s) of the Property.
3.3 DEVELOPER: means and refers to JU Enterprises, Inc., whose
address is 1560 W. Carol Street, Meridian, ID 83642 the party
developing said Property and shall include any subsequent
developer(s) of the Property.
3.4 PROPERTY: means and refers to that certain parcel(s) of Property
located in the County of Ada, City of Meridian as described in
Exhibit A describing the parcels to be annexed and zoned R-2 (Low
Density Residential District), R-4 (Low Density Rt;sidtmtial District),
R-8 (Medium Density Residential District), TN-C (Traditional
Neighborhood Center District), L-O (Limited Office District) and
TN-R (Traditional Neighborhood Residential District), attached
hereto and by this reference incorporated herein as if set forth at
length.
4.
USES PERMITTED BY TIDS AGREEMENT:
DEVELOPMENT AGREEMENT (AZ 06-031) SOUTHRIDGE SUBDIVISION
PAGE 3 OF 16
The uses allowed pursuant to this Agreement are only those uses allowed
under City's Zoning Ordinance codified at Meridian City Unified
Development Code Section 11-2A-2, 11-2B-2 and Il-2D-2, as follows:
Construction and development of 189 residential lots in the
proposed R.2, R-4 and R.8 zones; and 11 commercial lots/other
lots, and 8 mega lots (to be developed in the future) and 16
common/open space lots on 290.87 acres in the proposed TN-R,
TN.C and L-O zones pertinent to this AZ 06-031 application.
4.2 No change in the uses specified in this Agreement shall be allowed
without modification of this Agreement.
5. CONDITIONS GOVERNING DEVELOPMENT OF SUBJECT
PROPERTY:
5.1. Owner and/or Developer shall develop the Property in accordance with the
following special conditions:
1. That all future development shall not involve uses, activities,
processes, materials, equipment and conditions of operation that
will be detrimental to any persons, property or the general welfare
by reason of excessive production of traffic, noise, smoke, fumes,
glare or odors.
2. That all future development of the TN-C and TN-R zoned lots
with frontage on Overland Road and Linder Road, be subject to
Design Review approval; that all TN -C zoned lots contain
structures that are at least two-stories tall except for the public
library; and that all commercial buildings in the TN -C zone be
located between the a public street and the parking lot (as shown
on the original master concept plan dated 4-15-06).
3. That all TN-R zoned lots and uses will comply with the recently
adopted TN-R standards adopted in the UDC (see Ordinance# 06-
1241); that the TN-C zoned area along Overland Road will
include: at least 20 multi-family dwelling units with the dwelling
units being located primarily between Overland Road and any
surlace parking area for the units; at least 20 attached single-family
dwellings and/or townhouse units; that a useable common open
DEVELOPMENT AGREEMENT (AZ 06-031) SOUTHRIDGE SUBDIVISION
PAGE 4 OF 16
space area (park) of at least 10,000 square feet, excluding parking
areas and/or drainage areas, and including some recreational
equipment (e.g. - gazebo with benches, BBQ areas, tot-lot,
swimming pool, clubhouse, etc.) be provided on site; and an
internal pedestrian connection to the TN -C zoned property to the
west shall be provided.
4. That all future development of the subject property shall be
constructed in accordance with City of Meridian ordinances in
effect at the time of development (building permit submittal). All
of the future lots shall comply with the standard lot size, setbacks,
and street frontage requirements of the R-2, R-4, R-8, L-O, TN-C
and TN - R zones established in the unc.
5. That the future uses and lots on this site shall conform to the
District Regulations and Allowed Uses contained in the Unified
Development Code (UDC), in effect at the time of development
(building permit submittal).
6. That the applicant will be responsible for all costs associated with
the sewer and water service extension.
7. That any existing domestic wells and/or septic systems within this
project will have to be removed from their domestic service, per
City Ordinance 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.
8. That prior to issuance of any building permit, the subject property
be subdivided in accordance with the City of Meridian Unified
Development Code.
9. That only one public street access, and no direct lot access or
driveways, to Ten Mile Road will be allowed on this site; that a
maximum of five public street accesses, and up to two driveways,
to Overland Road will be allowed on this site (not including the
fire station, and subject to ACHD approval); and that a maximum
of two public street accesses, and no direct lot access or driveways,
to Linder Road will be allowed on this site (subject to ACHD
approval).
10. That public street frontage as shown on the revised master concept
plan, or a cross access/ingress-egress will be provided to Parcel
#S 1223110500, which is located on Linder Road.
11. That the applicant agrees to release any interest the subject
properties may have in Windy Ridge Lane and/or Old Thorn Lane.
outparcel surrounded by mega lot 1, with the first plat within said
mega lot. That the applicant agrees that they will not be allowed to
record lots that are currently encumbered by private lane
easements, until said easements are vacated.
12. The private park lot, clubhouse and pool shall be included within
the first final plat phase of this development as shown on the
revised master site plan; all "mega" lots shown on the master
concept plan, west of the first phase, shall be annexed and
recorded as mega lots with the first final plat, but no home or road
construction shall occur in this area until such time as the Ten Mile
Area Specific Plan is adopted by the City. After such time, the
mega lots may be developed if new (detailed) preliminary and then
final plats of the mega lots, that are consistent with the adopted
Ten Mile Area Specific Plan, are submitted and approved by the
City. No variances to lot dimensions, setbacks or block lengths
shall be requested by the applicant as part of the re-development of
the mega lots.
13. That any future buildable lot shall not be encumbered by the
existing Northwest Pipeline easement that bisects this property.
14. That the applicant has requested an alternative schedule for the
construction of the required landscaping adjacent to Overland
Road, Linder Road and Ten Mile Road; that said buffers will be
constructed in accordance with the Perimeter Landscape
Requirement Plan prepared by The Land Group, Inc., dated 4-15-
06, sheet PLR1.0; and that all landscape street buffers will be
constructed in accordance with the UDC provisions in effect at the
time of development.
15. That all internal landscaping shall be installed as each phase final
plats, prior to occupancy of any structures within each phase.
16. That the applicant agrees to plat a public library lot and an
elementary school lot with the first phase of development. That
the applicant will tile the drainage facility on the northern property
boundary, between the elementary school site and the public
library lot.
17. That with the construction of the first phase (prior to any
occupancy being granted), a 10-foot wide multi-use pathway shall
be constructed on this site generally consistent with the applicant's
interconnectivity plan from Linder Road to the private park
(temporarily terminating at the private park) with the remainder
out to Ten Mile Road to be constructed with future phases as they
DEVELOPMENT AGREEMENT (AZ 06-031) SOUTHRIDGE SUBDIVISION
PAGE 6 OF 16
are brought in for replatting. The city will require additional multi-
use pathways that are consistent with the City's Pathways Plan,
generally along the Ridenbaugh Canal and/or within the northwest
pipeline easement, as the mega lots develop.
18. A bridge crossing shall be constructed between the future multi-
family units and the commercial uses on Overland Road, if this
section is left open and enhanced with grass seeding, and not
covered.
19. That the applicant agrees to provide at least the following
amenities on this site: a community clubhouse, pool area, and tot
lot; and any other amenities required by the Commission and/or
Council at the public hearings.
20. That the applicant construct the Black Cat Trunk through this
development the intersection of S. Linder Road and American
Frontier Drive with the first phase of this project. The invert
elevation at this point shall be in compliance with the City of
Meridian's Master Sewer Plan.
21. That the applicant agrees to construct a development and public
street system on this site that is in general compliance with the
submitted Master Concept Plan, prepared by The Land Group,
Inc., labeled sheet M1.0, dated 4-15-06, with the provisions
mentioned above (detailed approval of the internal street systems
will be reviewed and approved with the re-subdivision of each
mega lot). Provide a stub street to at least one of the 5-acre lots in
Val Vista Subdivision when mega lot 2 develops. Said stub street
shall be located near the west property line. Also, provide a public
stub street to either, Parcel #S 1223233905 or S#1223234100 to the
west, when mega lot 2 develops. NOTE: In accordance with
ACHD policy, the applicant should include language at temporary
termini of these stub streets that state that the roadways will be
extended in the future (portions of the fences will have to be
removed to accomplish this).
22. The applicant has agreed to limit the height of homes on the
southern border shared with Val Vista Subdivision and Aspen
Cove Subdivision to a single story with a maximum height of 22
feet (measured from either the mid point of the front of the lot at
the top back of curb, or the mid point of the rear of the lot
(whichever is more restrictive), to the average height of the highest
roof surface. The applicant has also agreed to provide a greater
than 50-foot rear setback for the lots along the southern boundary.
DEVELOPMENT AGREEMENT (AZ 06-031) SOUTHRIDGE SUBDIVISION
PAGE 7 OF 16
The applicant has also agreed, and shall be required to construct a
solid 6-foot tall masonry fence adjacent to the lots in Val Vista
Subdivision and Aspen Cove Subdivision, prior to issuance of
building permits within the fIrst phase of the development.
23. The applicant shall be required to construct a minimum of 1,000
residential units on the property and a maximum of 1,252
residential dwelling units on the property, unless otherwise
specifically approved by the City Council through subsequent
applications.
24. The applicant shall comply with all adopted state and federal air
and dust particulate emission standards. The applicant shall make
all reasonable attempts to abate (mitigate) dust settling on adjacent
properties generated by the development of the property. The
applicant shall keep a water truck on site at all times, unless
otherwise allowed by authorized city staff, and the applicant shall
use said truck to abate the emission of dust.
25. With the development ofthe village center at Overland Road and
Linder Road, the applicant shall incorporate and build at least one
transit stop, including benches and covers. The applicant shall
incorporate and construct a park and ride area near the proposed
fIre station and Ten Mile Road.
26. Prior to the signature of the first final plat, the applicant shall
submit and obtain City Council approval for, a development
agreement modification that proposes specific and detailed
architectural guidelines for this development that address (at a
minimum) variety in structures within a block, building mass,
building materials, rooflines, colors, and architectural styles.
27. The applicant shall work with ACHD to align Overland Road to
accommodate development of the Prather property to the west
(across Ten Mile Road).
6. COMPLIANCE PERIOD/CONSENT TO REZONE: This Agreement and
the commitments contained herein shall be terminated, and the zoning designation reversed,
upon a default of the Owner and/or Developer or Owners and/or Developers heirs,
successors, assigns, to comply with Section 5 entitled "Conditions Governing Development
of Subject Property" of this agreement within two years of the date this Agreement is
effective, and after the City has complied with the notice and hearing procedures as outlined
in Idaho Code ~ 67-6509, or any subsequent amendments or recodifIcations thereof.
DEVELOPMENT AGREEMENT (AZ 06-031) SOUTHRIDGE SUBDIVISION
PAGE 8 OF 16
7. CONSENT TO DE-ANNEXATION AND REVERSAL OF
ZONING DESIGNATION:
Owner and/or Developer consent upon default to the reversal of the zoning
designation of the Property subject to and conditioned upon the following conditions
precedent to-wit:
7.1 That the City provide written notice of any failure to comply with this
Agreement to Owner/Developer and if the Owner/Developer fails to
cure such failure within six (6) months of such notice.
8. INSPECTION: Owner and/or Developer shall, immediately upon
completion of any portion or the entirety of said development of the Property as required by
this agreement or by City ordinance or policy, notify the City Engineer and request the City
Engineer's inspections and written approval of such completed improvements or portion
thereof in accordance with the terms and conditions of this Development Agreement and all
other ordinances of the City that apply to said Development.
9.
DEFAULT:
9.1 In the event Owner and/or Developer, Owner and/or Developer's
heirs, successors, assigns, or subsequent owners of the Property or
any other person acquiring an interest in the Property, fail to faithfully
comply with all of the terms and conditions included in this
Agreement in connection with the Property, this Agreement may be
modified or terminated by the City upon compliance with the
requirements of the Zoning Ordinance.
9.2 A waiver by City of any default by Owner and/or Developer of any
one or more of the covenants or conditions hereof shall apply solely
to the breach and breaches waived and shall not bar any other rights
or remedies of City or apply to any subsequent breach of any such or
other covenants and conditions.
10. REQUIREMENT FOR RECORDATION: City shall record either a
memorandum of this Agreement or this Agreement, including all of the Exhibits, at Owner
and/or Developer's cost, and submit proof of such recording to Owner and/or Developer,
prior to the third reading of the Meridian Zoning 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 of the
DEVELOPMENT AGREEMENT (AZ 06-031) SOUTHRIDGE SUBDIVISION
PAGE 9 OF 16
Property contemplated hereby, the City shall execute and record an appropriate instrument 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 Owner and/or Developer, or by any successor or successors in
title or by the assigns of the parties hereto. Enforcement may be sought by an appropriate
action at law or in equity to secure the specific performance of the covenants, agreements,
conditions, and obligations contained herein.
12.1 In the event of a material breach of this Agreement, the parties agree
that City and Owner and/or Developer shall have thirty (30) days after
delivery of notice of said breach to correct the same prior to the non-
breaching party's seeking of any remedy provided for herein;
provided, however, that in the case of any such default which cannot
with diligence be cured within such thirty (30) day period, if the
defaulting party shall commence to cure the same within such thirty
(30) day period and thereafter shall prosecute the curing of same with
diligence and continuity, then the time allowed to cure such failure
may be extended for such period as may be necessary to complete the
curing of the same with diligence and continuity.
12.2 In the event the performance of any covenant to be performed
hereunder by either Owner and/or Developer or City 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: The City may also require surety bonds,
irrevocable letters of credit, cash deposits, certified check or negotiable bonds, as allowed
under Meridian City Code, to insure that installation of the improvements, which the Owner
and/or Developer agrees to provide, if required by the City.
14. CERTIFICATE OF OCCUPANCY: The Owner and/or Developer agrees
that no Certificates of Occupancy will be issued until all improvements are completed, unless
the City and Owner and/or Developer has entered into an addendum agreement stating when
DEVELOPMENT AGREEMENT (AZ 06-031) SOUTHRIDGE SUBDIVISION
PAGE 10 OF 16
the improvements will be completed in a phased developed; 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 the City.
15. ABIDE BY ALL CITY ORDINANCES: That Owner and/or Developer
agrees to abide by all ordinances of the City of Meridian and the Property shall be subject to
de-annexation if the owner or his assigns, heirs, or successors shall not meet the conditions
contained in the Findings of Fact and Conclusions of Law, this Development Agreement, and
the Ordinances of the City of Meridian.
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:
OWNER:
c/o City Engineer
City of Meridian
33 E. Idaho Ave.
Meridian, ID 83642
Linder 109, LLC
1560 West Carol Street
Meridian, ID 83642
DEVELOPER:
10 Enterprises, Inc.
1560 West Carol Street
Meridian, ID 83642
with copy to:
City Clerk
City of Meridian
33 E. Idaho Avenue
Meridian, ID 83642
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.
DEVELOPMENT AGREEMENT (AZ 06-031) SOUTHRIDGE SUBDIVISION
PAGE 11 OF 16
17. ATTORNEY FEES: Should any litigation be commenced between the
parties hereto concerning this Agreement, the prevailing party shall be entitled, in addition to
any other relief as may be granted, to court costs and reasonable attorney's fees as
determined by a Court of competent jurisdiction. This provision shall be deemed to be a
separate contract between the parties and shall survive any default, termination or forfeiture
of this Agreement.
18. TIME IS OF THE ESSENCE: The parties hereto acknowledge and agree
that time is strictly of the essence with respect to each and every term, condition and
provision hereof, and that the failure to timely perform any of the obligations hereunder shall
constitute a breach of and a default under this Agreement by the other party so failing to
perform.
19. BINDING UPON SUCCESSORS: This Agreement shall be binding upon
and inure to the benefit of the parties' respective heirs, successors, assigns and personal
representatives, including City's corporate authorities and their successors in office. This
Agreement shall be binding on the Owner and/or Developer of the Property, 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 Owner and/or Developer, to execute appropriate and recordable
evidence of termination of this Agreement if City, in its sole and reasonable discretion, had
determined that Owner and/or Developer have fully performed its obligations under this
Agreement.
20. INVALID PROVISION: If any provision of this Agreement is held not
valid by a court of competent jurisdiction, 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.
21. FINAL AGREEMENT: This Agreement sets forth all promises,
inducements, agreements, condition and understandings between Owner and/or Developer
and City relative to the subject matter hereof and there are no promises, agreements,
conditions or understanding, either oral or written, express or implied, between Owner and/or
Developer and City, other than as are stated herein. 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.
DEVELOPMENT AGREEMENT (AZ 06-031) SOUTHRIDGE SUBDIVISION
PAGE 12 OF 16
21.1 No condition governing the uses and/or conditions governing re-zoning of the
subject 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.
22. EFFECTIVE DATE OF AGREEMENT: This Agreement shall be effective
on the date the Meridian City Council shall adopt the amendment to the Meridian Zoning
Ordinance in connection with the annexation and zoning of the Property and execution of the
Mayor and City Clerk.
ACKNOWLEDGMENTS
IN WITNESS WHEREOF, the parties have herein executed this agreement
and made it effective as hereinabove provided.
OWNER
LINDER 109, LLC
--~~-
--.....,"""'""-~."-
Tim Eck, Managing Member
DEVELOPER
JLJ ENTERPRISES, INC.
DEVELOPMENT AGREEMENT (AZ 06-031) SOUTHRIDGE SUBDIVISION
PAGE 13 OF 16
CITY OF MERIDIAN
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DEVELOPMENT AGREEMENT (AZ 06-031) SOUTHRlDGE SUBDIVISION
PAGE 14 OF 16
STAlE OF IDAHO )
: ss
County of Ada )
On this ri~ day of MC.i ,2007, before me, the undersigned, a
Notary Public in and for said State, perso ally appeared TIm Eck, known or Identified to me
to be the Managing Member of Linder 109, LLC, who executed the instrument and
acknowledged to me that he executed the same on behalf of such corporation.
IN WITNESS WHEREOF, I have hereunto set my hand and affixed my official seal
the day and year in this certificate first above written.
(SEAL)
~t~
Notary Publ c for Idaho
Residing at: 1v().~p..J 'LO
My Commission Expires: i -1..."1-1.0\3.
STAlE OF IDAHO )
: ss
County of Ada )
On this p+'- day of ~A.t ' 2007, before me, the undersigned, a
Notary Public in and for said State, person ly appeared Steve Snead, known or identifIed to
me to be the Vice President of JU Enterprises, Inc., who executed the instrument and
acknowledged to me that he executed the same on behalf of such corporation.
IN WITNESS WHEREOF, I have hereunto set my hand and affixed my official seal
the day and year in this certificate first above written.
...., u""""
....."to 'In:. ROo"",
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(SEAL)
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Notary Public fi r Idaho
Residing at: N(},frln..... "t. 0
My Commission Exp'ires:
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DEVELOPMENT AGREEMENT (AZ 06-031) SOUTHRIDGE SUBDIVISION
PAGE 15 OF 16
STATE OF IDAHO )
: ss
County of Ada )
On this 22"d day of H;;;;;l~ ,2007, before me, aNotary
Public, personally appeared Tammy de Weerd and {vllham G. Berg, Jr., know or IdentifIed
to me to be the Mayor and Clerk, respectively, of the City of Meridian, who executed the
instrument or the person that executed the instrument of behalf of said City, and
acknowledged to me that such City executed the same.
IN WITNESS WHEREOF, I have hereunto set my hand and affixed my
official seal the da;: and year in this certificate first above written
.... .... h ~
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..~J;/~-X~~~.. <<" f\ n {\ LJ
(SEAI/t..,~~O Ji~ \, ~ Notary Public forIdaho
:. r . \ : Residing at: ~dW~' \, 'D
: t : : Commission expires: 1('1-1 I-I'
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DEVELOPMENT AGREEMENT (AZ 06-031) SOUTHRIDGE SUBDIVISION
PAGE 16 OF 16
Legal Descriptions
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THE LAND GROUP, INC.
f\1ay 4. 2006
Project No. 05021
Legal Description
S<lUthridge Subdivision
290.87 acres
ExmBIT ~A"
A tract ol'lllud situated in the North One Half and the Northeast One Quarter oftbe
Southeast One Quarter of Section 23, T o\.\'llslrip 3 Nlltth, Range 1 Wesl, Boise Mcridiull,
Ada County, idaho, desclibed as follows:
Commencing at a louud 5/&-jm::h steel pin monumenting the Nottheast Comer of said
Scction 23 011 the centerline of Linder Road being the POINT OF BEG INNING.
111cncc follllwing the ca...terly line of said Section 23 and the centerline of said
Linder Road, South (JO"41'28" West a distance of 63.9.61 feet toa found 5/8~inch
steel pin;
'I1ience leavi.ng said easterly line and saidcentedjne, North 89<>} 9'41 " West a
distance of 199.25 feet to a found SIB.inch steel pin;
Thence South 00"41'26" West a dist.llnl;:e of250.00 feet to a. point,;
Thence South 89"19'41" East a di~tance of 19925 loot to a found S!8-inch steel
pin on said easterly line and said (..'enterIine;
Thence IblIuwing said easterly line and said centerline South 00"41 '28" West a
distance of' 1,741.04 toot to a point:
Thence leaving said ea..<;.tcrly line and said tooterJinc, North 89<>03'02" Wcs[ II
distance of 283.72 feet to a point on the centerline of the Ridenbaugh Canal;
'nlencc following the centerline of said Ridenbaugh CWlal the foHowing filleen
courses;
323.51 feet following the arc of a non tanget'1t eurve to the left. said curve,
having It radius of 631.24 leet, a central angle 01'29"21'51 ", a chord
bearing of North 44"43'07" West and a chord distance oD19.98 feetto a
point;
North 59"59'27" West a distance of 13.72 feet to a point;
90.21 feet t~)lIowing tlle arc a circular curve to tho left, said curve having a
radius of 120.00 feet, a central angle of 43"04'24", a chord b~ing of
North 81 "31'39" West and a chord distance of88.10 feet to a point:
Soutl) 76"56'09" West a distance of 93.79 teet to a point;
83.95 feet following the arc a circular curve to the right, said curve having
a radius of 100.00 feet, a centml angle of48"06'06", a chord bearing of
North 79"00'48" West and a chord distance of 81.51 feet to a point
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Nortb 5'1~5T45" WesUtdistance of 108.]1 fCt~tt(l a point;
90.18 feet foill\wing thc an; 01 circular curve 111 the left, s~lid curve hrl\<1ng a
tflJius of J 20,00 feet a central angle of 4]"03'30", a chord be1lring 0['
North 76"29'3()" Wcst and a chord distance of 88.07 teet to u. point
South g 1"5S'45" West a distance of380,0 I reet to a poir\.I:
160.45 j~et following the arc it c:ircultu curve to the len, said cur~lebavit1g
a radilL~ of 15().OO feet, a central angle of61 c17'12", a chord bearing of
South 51 "20'09" West and il chord dist,mce of 152.91 feet to a point:
South 20"'41'31" West a distance 11{216.91 teet to!l point;
262.75 fect lollowiJlg the ;lit:. a circular curve to the right, said curve
having a radius of 420.00 feet, a cenrral 2.ng!e of 3 5"5(l'J(;", a c.hord
bem'ing (If South 38"'36'51" \Vcst ,md a chord distance of258.411 n~el' to a
point:
South 56';'32'09" We1>1 a di~tance of 34351 feet to a pc)int;
166.04 fectt()llnwing Hm UI'C a cirwJar curve to till>) right, Silid curve
haVing II meli us of 64.63 f~eL a cC.ntrul angle of J 470 12'00", a chord
hearing ofNOlth 49"51 '51" West and a chnrd di~t!lMe of] 24_00 feet to a
point:
Nonh 2r44' 15" East il distm]c~ (.1'142.00 ftet to a j)()i.1l1:
~orlh JY06' 19" East a distance of 219"83 ft'ct to a point on tho southerly
line oftb0 Nnrlh One H<llrofsuid Section 23:
Thence leaYing $.,id centcrlin.; and foHowillg soid sOUlhel"iy line,
North 89"02'56" "Vest it Jislnnce of 712.43 feet to a J(Jund SiB-inch sleel pin
rnnnumcming: the Cenler One Quarter of said Section 23;
Thellco fblJowing said soulherly li:ne, North 1>9"04' 17" West a distmlCc of
, ,832.0 I J~et to a found l!2.inch steel pin:
"rhcnce. leuving s.t1d southerly lim~, North 22'''09'32'' \Vest a distance of 520.19
feet to a lbund 1f2-inch steel pin;
Thence North 89"'16'08" \Vcst a distance of 630.49 feci to a point on the we~ler.ly
line of s<lid SCl:tion 23 on the centerline ofTen Mile Road:
Thence !ollowing rhe weslerly line of said Section 23 and the centerline nf said
Ten Mile Rmll.t North Oo05{i'19" Ea'it a distance nf 1,510,78 feet 10 a point
'fhencc Icavillg said \\;esterly line l1.nd said centerline. Soutb 89"03'37" East Ii
dislMce of25.()O fc~et to 11 point;
Thence SOUtl1 34"11 '02" Ea~t II distance ,)]'255,76 feet [0 It pninl;
Thence South 21 "08'47" East a distance 0 r 141 .89 1'Cct 10 a point;
Thence SOlllh 21"46'52" East a dislllJ'lc.c 01'332.62 feet to a poiJlt;
Thence :'--Jorth 01 ('24'OS" Eas.t i'l di~t;:lTlce of 111.&0 Ice! 10 a point;
Thence North 05"20'23" East n dislilnce of20 134 [l;:et to a point:
Tl1enc.c North 13 ~ I (}'4]" East a distance of] 38.68 f~etlo II point;
Thence Nord] 26c'09'07" West a dislnnce of330,77 !et'11o a point;
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lht:.llCc North] <it,OJ '47" Wcs1 a distance 01'273.94 feet to II point;
"I"hencc N0l1:h 13"11'58" East a distance of 166.51 feet HI a point;
ThcllCc 1'>IorWl 3rOO'03" EaSI a distance of 149.62 fccLto 11 point on the tlorthedv
line of said SIX.lion 23 and the centerline of Overland Road; -
Thence tollov..jng tbe J10rlherly line or said Section 23 iJnd the centerline (If said
Overland Road. South 89015'27" Ea~1 a distance of 1,024.45 feet tn a J\lund 5/8-
il1cll steel pin mOl'lUTIlenling the \Vest Onc Sixteenth Comer of said Seetkll1 23
and Scc!ionI4, TllWllship 3 North, Range 1 West, Hoise l\leridian;
Thence J'hllowil'lg said tlOrUlOrly line and said centerline, South 89014'25" Hast a.
distance of 1,326.15 reclto around brass cap rnonumcTlting the NOI1.11 One
Quarter of said Section 23;
Thenc.e following said nOTtherly Hne <lnd said centerline, Somh 890'1 ~'41" Ej(L~l n
disl::ll1ce oj' 665.41 feel to il point;
Tl1encc kaving said nOTtherly line and said ccnierlin.:.. South llO"3B'49" \Vt'$1 a
dista1l4.:c of 88H.62 feet t{) a found ,Si8-inch Sled pin;
Chcnce South R<)Q I 9'29" E::tSI il dis1<lncc ['11'250.00 fecT to a found Sill-inch steel
pin:
Thence NlIrlh OO"3!\'4c,l" East a dislilnce of 888.04 f"eel to a poinl (lTJ said northerly
line and s<lid ccntcrlint':
l'hcllee foJlovdng said nonhcrly line and said centerline, SOl.!lh 89"19'41" Ea.<;\' a
dis-Iance of L74-0.31 feet the POlK}' OF BEG TNNlN G.
The ob(/'ve-dcseribed tract of lilnd tnnl<lins 297.OJ acres. more or less. SUbjCC1tll all
existing eascmcnLc; and rights",", ':'W::.IY.
EXCEPTING THEREFROM:
A tract of bnd sitU<He.d ill th.: 1\orll1w<:sl OIIC QLlt-trkr oflhe N011hwesl One Quarter of
SCCli(m 23, To\vnship ... North, Range] Wesl, Bf)i~e Meridian, Aua COUlJty, Idaho,
dC:'Icribed t~S follows:
Commencing at II found hrass cap .!uonumenting the :Norlhwest Comer of said Section
23. thl.:ncc follO\.villg I,he northerly line ol'sllid Northwest One Quarter Ortl1e Northwes[
One Quarter, Somh 390 IS"!.7" Ea$1 a distance of l, 125.6R leet to a point;
Thence leaving saiJ northerly Jioe, SO\lth 00"'44'33" West a distance M396.34 feet La u
point on the cenlerline of the Ridenbaugh Canal being the POINT OF BEGINNING.
Thenee l()llowing 1hl;O centerline of said Ridenba.ugh Canal the folio.vitlg two
courses:
Soulh 73Q) 7'50" East a dislnni;e of 153,03 !eel to Cl PCtint;
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THE LAND GROUP, lNC.
December 12, 2006
Project No. 05021
Legal Description
Southridge Subdivision
Rezone to R-2
35,21 acres
EXInBIT "A>>
A tract of land for rezone purposes situated in the South One Half of the North One Half
of Section 23, Township 3 North, Range 1 West. Boise Meridian, Ada County, Idaho,
described as follows:
Commencing at a found brass cap monumenting the West One Quarter of said Section 23
on the centerline of S. Ten Mile Road;
Thence following the westerly line of said Section 23 and the centerline of said S. Ten
Mile Road. North 00056'16" East a distance of 476.36 feet to a point. from which a found
5/8-inch steel pin monumenting the North One Sixteenth Corner common to said Section
23 and Section 22, Township 3 North, Range 1 West, Boise Meridian bears
North 00056'16" East a distance of 838.34 feet;
Thence leaving said westerly line and said centerline, South 89016'08" East a distance of
630.49 feet to the POINT OF BEGINNING.
Thence South 89040'35" East a distance of 182.42 feet to a point:
Thence South 2] 020'10" East a distance of247,65 feet to a point;
Thence southeasterly 175.65 feet foHowing the arc of a circular curve to the left.
said curve having a radius of 146.82 feet, a central angle of 68032'47", a chord
bearing of South 55036'33" East and a chord distance of 165.36 feet to a point;
Thence South 89003'34" East a distance of 881.37 feet to a point;
Thence easterly 119,69 feet following the arc of a circular curve to the left, said
curve having a radius of 150.00 feet, a central angle of 45043 '07", a chord bearing
of North 68004'52" East and a chord distance of 116.54 feet to a point;
Thence North 450]3'18" East a distance of 77.52 feet to a point;
Thence South 46010'53" East a distance of89.52 feet to a point;
Thence easterly 111.94 feet following the arc of a circular curve to the left, said
curve having a radius of 150.00 feet, a central angle of 42045'24", a chord bearing
of South 67040'52" East and a chord distance of 1 09.36 feet to a point;
Thence South 89003'34" East a distance of204.56 feet to a point;
Thence northeasterly 87.52 feet following the arc of a circular curve to the left,
said curve having a radius of 55.00 feet. a central angle of 91 010'32", a chord
bearing of North 45021'10" East and a chord distance of78.58 feet to a point;
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THE LAND GI\01}P. INC.
Thence North 00014'06" West a distance of 132,00 feet to a point;
Thence 183,59 feet following the arc of a non tangent curve to the right, said
curve having a radius of 483.98 feet, a centl'al angle of21 044'05", a chord bearing
of North 72058'52" West and a chord distance of 182.50 feet to a point;
Thence 227.50 feet following the arc of a compound curve to the right, said curve
having a radius of275.00 feet, a central angle of 47023'54", a chord bearing of
North 38024'53" West and a chord distance of 221.06 feet to a point;
Thence 538.04 feet following the arc of reverse curve to the left, said curve
having a radius of 850.00 feet, a central angle of36016'03", a chord bearing of
North 32050'57" West and a chord distance of 529.10 feet to a point;
Thence North 39001 '02" East a distance of 75.06 feet to a point;
Thence North 14038'04" East a distance of 130,00 feet to a point;
Thence South 80009'32" East a distance of 97.30 feet to a point;
Thence South 25035'04" East a distance of 45.73 feet to a point;
Thence South 39058'55" East a distance of 85.38 feet to a point;
Thence South 6r35'34" East a distance of 112.36 feet to a point;
Thence North 20011'27" East a distance of 1 03.27 feet to a point;
Thence South 72017'28" East a distance of 172.81 feet to a point;
Thence easterly 77.62 feet fOllowing the arc of a circular curve to the left, said
curve having a radius of 80.00 feet, a central angle of 55035'25", a chord bearing
of North 79954'50" East and a chord distance of74.61 feet to a point;
Thence South 15007'20" East a distance of 122.50 feet to a point;
Thence North 86031 '43" East a distance of 190.50 feet to a point on the centerline
of the Ridenbaugh Canal;
Thence following the centerline of said Ridenbaugh Canal the following eleven
courses:
Thence South 03028'17" East a distance of3.59 feet to a point;
Easterly 167.39 feet following the arc of a circular curve to the left, said
curve having a radius of70.00 feet, a central angle of 137000'42", a chord
bearing of South 71058'38" East and a chord distance of 130.26 feet to a
point;
Thence North 39031 '01" East a distance of 141.01 feet to a point;
Easterly 232.80 feet following the arc of a circular curve to the right, said
curve having a radius of 130.00 feet, a central angle of 102036'12", a
chord bearing of South 89010'53" East and a chord distance of 202.92 feet
to a point;
Thence South 3 7052'47" East a distance of 369.31 feet to a point;
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THE LAND GROUP, INC,
Southerly 389.27 feet following the arc of a circular curve to the right,
said curve having a radius of300.00 feet, a central angle of 74020'42", a
chord bearing of South 00042'26" East and a chord distance of362.53 feet
to a point;
Thence South 36027'55" West a distance of 34.82 feet to a point;
Southerly 140.75 feet folJowing the arc of a circular curve to the left. said
curve having a radius of 150.00 feet, a central angle of53045'48", a chord
bearing of South 09035'01" West and a chord distance of 135.64 feet to a
point;
Thence South 17017'53" East a distance of 110,54 feet to a point;
Southerly 129.34 feet following the arc of a circular curve to the right,
said curve having a radius of 150.00 feet, a central angle of 49~4'12", a
chord bearing of South 07024'13" West and a chord distance of 125.37
feet to a point;
Thence South 32006'19" West a distance of21.67 feet to a point on the
southerly line of the South One Half of the North One Half of Section 23;
Thence leaving said centerline and following said southerly line, North 89002'56"
West a distance of 712.43 feet to a found 5/8-inch steel pin monumenting the
Center One Quarter Corner of said Section 23;
Thence following said southerly line North 89004'17" West a distance of 1,832.01
feet to a found 1/2-inch steel pin;
Thence leaving said southerly line N011h 22009'32" West a distance of 520.19 feet
to the POINT OF BEGINNING.
The above described tract ofIand contains 35.21 acres, more or less, subject to all
existing easements and rights-of-way.
Prepared By: THE LAND GROUP, INC.
462 E. SHORE DRIVE, SUITE 100
EAGLE, IDAHO 83616
208-939-4041
208-939.4445 (FAX)
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THE LAND GROUP, INC.
December 12, 2006
Project No. 05021
Legal Description
Southridge Subdivision
Rezone to R-4
50.17 acres
ExmBIT "A"
A tract of land for rezone purposes situated in the Southwest One QUaI1er of the
Northwest One Qua11er of Section 23, Township 3 North, Range 1 West, Boise Meridian,
Ada County, Idaho, described as follows:
Commencing at a found brass cap monumenting the West One Qua11er of said Section 23
on the centerline of S. Ten Mile Road;
Thence following the westerly line of said Section 23 and the centerline of said S. Tell
Mile Road, North 00056'16" East a distance of 476.36 feet to a point, f!'Om which a found
5/8-inch steel pin mOllumenting the North One Sixteenth Corner common to said Section
23 and Section 22, Township 3 North, Range 1 West, Boise Meridian bears
NOlth 00056'16" East a distance of838.34 feet;
Thence leaving said westerly line and said centerline, South 89016'08" East a distance of
630.49 feet to the POINT OF BEGINNING.
Thence North 06032'52" West a distance of265.26 feet to a point;
Thence 371.22 feet along the arc ofa non tangent curve to the left, said curve
having a radius of 1,000.00 feet, a central angle of21 016'10", a chord bearing of
North 72048'44" East and a chord distance of369.09 feet to a point;
Thence South 2r49'21 " East a distance of 146,17 feet to a point;
Thence southeasterly 103.87 feet along the arc of a circular curve to the left, said
curve having a radius of 300.00 feet, a central angle of 19050'14", a chord bearing
of South 37044'28" East and a chord distance of ] 03.35 feet to a point:
Thence South 47039'35" East a distance of2] 7.64 feet to a point;
Thence easterly 390.15 feet along the arc of a circular curve to the Jeft, said curve
having a radius of 275.00 feet, a central angle of 81 017'16", a chord bearing of
South 88018'13" East and a chord distance of358.25 feet to a point:
Thence North 51003'09" East a distance of 575.25 feet to a point;
Thence 336.71 feet along the arc of a non tangent curve to the right, said curve
having a radius of 850.00 feet, a central angle of 22041 '47", a chord bearing of
South 26003'49" East and a chord distance of 334.51 feet to a point;
Thence 227.50 feet along the arc of a reverse curve to the left, said curve having a
radius of275.00 feet, a central angle of 47023'54", a chord bearing of
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South 38024'52" East and a chord distance of221.06 feet to a point;
Thence 183.59 feet along the arc of a compound curve to the left, said curve
having a radius of 483.98 feet, a central angle of21 044'05", a chord bearing of
South 72058'52" East and a chord distance of 182.50 feet to a point;
Thence South 00014'06" East a distance of 132.00 feet to a point;
Thence southwesterly 87.52 feet along the arc ofa circular curve to the right. said
curve having a radius of 55,00 feet, a central angle of91 010'32", a chord bearing
of South 45021'10" West and a chord distance of78.58 feet to a point:
Thence North 89003'34" West a distance of 204.56 feet to a point;
Thence westerly 111.94 feet along the arc of a circular curve to the right, said
curve having a radius of 150.00 feet, a central angle of 42045'25", a chord bearing
of North 67040'52" West and a chord distance of 109.36 feet to a point:
'Thence North 460] 0'53" West a distance of 89.52 feet to a point;
Thence South 4~013'] 8" West a distance of 77.52 feet to a point;
Thence westerly 119.69 feet along the arc of a circular curve to the right, said
curve having a radius of 150.00 feet, a central angle of 45043'07". a chord bearing
of South 68004'52" West and a chord distance of I ] 6.54 feet to a point:
Thence N0l1h 89003'34" West a distance of881.37 feet to a point;
Thence nOl1hwesterly 175.15 feet along the arc of a circular curve to the right,
said curve having a radius of 150,00 feet, a central angle of66054'02", a chord
bearing of North 55036'33" West and a chord distance of 165.36 feet to a point:
Thence NOl1h 21020'10" West a distance of247.65 feet to a point;
Thence North 89040'35" West a distance of 182.42 feet to the
POINT OF BEGJNNING.
TOGETHER WITH:
A tract of land for rezone purposes situated in the NOl1h One Half and the Northwest One
Quarter of the Southeast One Quarter of Section 23, Township 3 North. Range 1 West,
Boise Meridian, Ada County, Idaho, described as follows:
Commencing at a found 5/8.inch steel pin monumenting the East One Quarter of said
Section 23 on the centerline ofS. Linder Road;
Thence following the easterly line of said Section 23 and the centerline of said S. Under
Road, North 00041'26" East a distance of20.00 feet to the POINT OF BEGINNING,
from which a found 5/8-inch steel pin monumenting the Northeast Corner of said Section
23 bears North 00041'26" East a distance of2,630.67 feet;
Thence leaving said easterly line and said centerline, North 89002'56" West a
distance of283.71 feet to a point on the centerline of the Ridenbaugh Canal;
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2
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THE LAND GROUP, [NC.
Thence following the centerline of said Ridenbaugh Canal the following twenty-
nine (29) courses:
North 32027'21" West a distance of35.33 feet to a point;
Northwestel'ly 288.35 feet following the arc of a circular curve to the left,
said curve having a radius of 600.00 feet, a central angle of27032'06", a
chord bearing of North 46013'24" West and a chord distance of285.58
feet to a point:
North 59059'27" West a distance of73.72 feet to a point;
Westerly 90,21 feet following the arc of a circular curve to the left, said
curve having a radius of 120,00 feet, a central angle of 43004'24", a chol'd
bearing of North 81031'39" West and a chord distance of88.10 feet to a
point:
South 76056'09" West a distance of 93,79 feet to a point;
Westerly 83.95 feet following the arc of a circular curve to the right, said
curve having a radius of 100.00 feet, a central angle of 48006'06", a chord
bearing ofNolth 79000'48" West and a chord distance of 81.51 feet to a
point:
North 54057'45" West a distance of 1 08.31 feet to a point;
Westerly 90.18 feet following the arc ofa cil'cularcurve to the left, said
curve having a radius of 120.00 feet, a central angle of 43003'30", a chord
bearing of NOlth 76029'30" West and a chord distance of 88.07 feet to a
point:
South 81058'45" West a distance of380.01 feet to a point;
Southwesterly 160.45 feet foHowing the arc of a circular curve to the left,
said curve having a radius of 1 50.00 feet, a central angle of61 017'12", a
chord bearing of South 51020'09" West and a chord distance of 152,91
feet to a point:
South 20041 '33" West a distance of216,91 feet to a point;
Southwesterly 262.7S feet following the arc of a circular curve to the right,
said curve having a radius of 420.00 feet, a central angle of35050'36", a
chord bearing of South 38036'51" West and a chord distance of 258.48
feet to a point:
South 56032'09" West a distance of 342.25 feet to a point;
Northwesterly 166.99 feet following the arc of a circular curve to the right,
said curve having a radius of65.00 feet, a central angle of 147012'06", a
chord bearing of North 49051'48" West and a chord distance of 124.71
feet to a point:
North 23044'15" East a distance of 140.74 feet to a point;
North 32006' 19" East a distance of 241.50 feet to a point;
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THE LAND GROlJP. INC.
N01'therly 129.34 feet following the arc of a circular curve to the left, said
curve having a radius of 150.00 feet, a central angle of 49024'12", a chord
bearing of North 07024'13" East and a chord distance of ]25.37 feet to a
point:
North] 7017'53" West a distance of ] 10.54 feet to a point;
Northerly 140.75 feet following the arc of a circular CUl've to the right,
said curve having a radius of 150.00 feet, a central angle of53045'48", a
chord bearing ofNo11h 09035'01" East and a chord distance of 135.64 feet
to a point:
North 36027'55" East a distance of34.82 feet to a point;
Northerly 389,27 feet following the arc of a circular curve to the left> said
curve having a radius of 300.00 feet, a central angle of74020'42", a chord
bearing of North 00042'26" West and a chord distance of362.53 feet to a
point:
North 3?O52'47" West a distance of369.3] feet to apoint;
Westerly 232.80 feet following the arc of a circular curve to the left, said
curve having a radius of 130.00 feet> a central angle of 102036'12", a
chord bearing of North 890) 0'53" West and a chord distance of202,92
feet to a point:
South 39031 '01" West a distance of 141.01 feet to a point;
Westerly 167.39 feet following the arc of a circular curve to the right, said
curve having a radius of70.00 feet, a central angle of 137000'42", a chord
bearing of North 7) 058'38" West and a chord distance of 130_26 feet to a
point:
North 03028'] 7" West a distance of 414,91 feet to a point;
Northwesterly 180.31 feet following the arc of a circular curve to the left,
said curve having a radius of 150.00 feet, a central angle of 68052'24", a
chord bearing of North 3r54'29" West and a chord distance ofl69.65
feet to a point:
NOl1h 72020'41" West a distance of 150.79 feet to a point;
Westerly 58,03 feet following the arc of a circular curve to the right, said
curve having a radius of400.00 feet, a central angle of 08018'42", a chord
bearing of North 68011'20" West and a chord distance of 57.97 feet to a
point:
North 64001'59" West a distance of 194.78 feet to a point;
Thence leaving said centerline> North 25058'01" East a distance of205.02 feet to
a point;
Thence South 64001'59" East a distance of 179.36 feet to a point;
,
4
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THE LAND GROUP, INC.
Thence easterly 58.03 feet foHowing the arc of a circular curve to the left, said
curve having a radius of 400.00 feet, a central angle of 08018'42", a chord bearing
of South 680] 1 '20" East and a chord distance of 57.97 feet to a point:
Thence South 72020'41" East a distance of 146.74 feet to a point;
Thence southeasterly 155,53 feet following the arc ofa circular curve to the right,
said curve having a radius 0060.00 feet, a central angle of 24045'1 0", a chord
bearing of South 59058'06" East and a chord distance of ] 54.32 feet to a point:
Thence South 47035'31" East a distance of 631.71 feet to a point;
Thence southeasterly 57.63 feet following the arc of a circular curve to the right,
said curve having a radius of340.00 feet, a central angle of 09042'44", a chord
bearing of South 42044'09" East and a chord distance of 57.56 feet to a point:
Thence South 37052'47" East a distance of369.31 feet to a point;
Thence southerly 298.25 feet following the arc of a circular curve to the right,
said curve having a radius of 51 0.00 feet, a central angle of 33030'24", a chord
bearing of South 21007'35" East and a chord distance of294.02 feet to a point:
Thence North 85037'37" East a distance of 128.09 feet to a point;
Thence North 81025'37" East a distance of 182.24 feet to a point;
Thence Notth 81058'50" East a distance of272.96 feet to a point:
Thence North 85035'37" East a distance of 50.18 feet to a point;
Thence South 89051'12" East a distance of75.00 feet to a point;
Thence South 84015'50" East a distance of 70.30 feet to a point;
Thence South 78037'14" East a distance of 76.39 feet to a point;
Thence South 76033'49" East a distance of 51.32 feet to a point;
Thence South 76028'57" East a distance of225.87 feet to a point;
Thence South 63022'56" East a distance of 118.67 feet to a point;
Thence 336.68 feet following the arc of a non tangent curve to the right, said
curve having a radius of950.00 feet, a central angle of20018'19", a chord bearing
of South 55030'47" East and a chord distance of334,92 feet to a point;
Thence South 42022'42" East a distance of 42.13 feet to a point;
Thence South 47059'55" East a distance of 156.82 feet to a point on the easterly
line of said Section 23 and the centerline of said S. Linder Road;
Thence following said easterly line and said centerline, South 00041 '26" West a
distance 0[252,72 feet to the POINT OF BEGINNING,
,
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THE LAND GROUP. INC.
The above described tracts of land contain 50.17 acres, more or less, subject to all
existing easements and rights~of-way,
Prepared By; THE LAND GROUP, INC.
462 E. SHORE DRIVE, SUITE 100
EAGLE, IDAHO 83616
208-939.4041
208-939A445 (FAX
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MERIDIAN PUBLIC
WORKS oEPT.
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462 E. Sh.,,'c Dr;\'c, Stc. '100, Eagle, Idaho 83616. P 208.939.4041 F 208.939.4445. IVW\v.rhdaodrrnllpinc.com
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THB LA.NO GR01Jl', INC.
December 12, 2006
Project No. 05021
Legal Description
Southridge Subdivision
Rezone to R-8
115.65 acres
EXlDBIT "A"
A tract ofJand for rezone purposes situated in the NOlih One Half of Section 23,
Township 3 North~ Range 1 West~ Boise Meridian, Ada County, Idaho, described as
follows:
Commencing at a found brass cap monumenting the West One Quarter Corner of said
Section 23 on the centerline of $, Ten Mile Road;
Thence following the westerly line of said Section 23 and the centerline of said S. Ten
Mile Road, North 00056'16" East a distance of476.36 feet to the
POINT OF BEGINNING.
Thence following said westerly line and said centerline, North 00056'16" East a
distance of 838.34 feet to a found 5/8-inch steel pin monumenting the North One
Sixteenth Corner common to said Section 23 and Section 22, Township 3 North~
Range 1 West, Boise Meridian;
Thence fOllowing said westerly Hne and said centerline, North 00056'23" East a
distance of 672.43 feet to a point;
Thence South 89003'37" East a distance of25.00 feet to a point;
Thence South 34011'02" East a distance of255.76 feet to a point;
Thence South 21008'47" East a distance of 141.89 feet to a point;
Thence South 21046'52" East a distance of 332.62 feet to a point;
Thence North 0 1 1>24'08" East a distance of 111.80 feet to a point;
Thence North 05020'23" East a distance of201.34 feet to a point;
Thence North 13010'43" East a distance of 138.68 feet to a point;
Thence North 26009'07" West a distance of330.77 feet to a point;
Thence North 14001 '47" West a distance of273.94 feet to a point;
Thence North }30) 1 '58" East a distance of 166.51 feet to a point;
Thence North 37000'03" East a distance of 118.62 feet to a point;
Thence North 00044'33" East a distance of25,OO feet to a point on the northerly
line of said Section 23 and the centerline of W. Overland Road;
Thence following said northerly line and said centerline, South 891>15'27" East a
distance of 186.3 7 feet to a point;
Thence leaving said nOlthel'ly line and said centerline, South 00044'33" West a
distance of 115.53 feet to a point on the centerline of the Ridenbaugh Canal;
,
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462 E. Shme Drive, Stet. 100, F;lIglc, IdAho 8$616. P 208.939.4041 F 208.939.4445 . ,\'\V\v.rhda",l,'rclul'inc_com
0: \ C ,\ D\ EnRIe 'J 'rllll~fer Fjlc~\05021 \Admin \LellaJ~\1I_061212_~o\HhriOge_0502CR-8-,,(me.<.I()c
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THE LAND GROlJP. INC.
Thence following the centerline of said Ridenbaugh Canal the following two
courses:
South 61044'37" East a distance of 455.14 feet to a point;
South 731)37'50" East a distance of 261.91 feet to a point;
Thence leaving said centerJine, South 00046'43" West a distance of 500.71 feet to
a point;
Thence South 65039'49" West a distance of 276.09 feet to a point;
Thence South 00046'43" West a distance of302,18 feet to a point;
Thence South 89009'38" East a distance of 450.00 feet to a point;
Thence North 00047'25" East a distance of 854.34 feet to a point on the centerline
of said Ridenbaugh Canal;
Thence following said centerline the following six courses:
South 63048'13" East a distance of65.91 feet to a point;
Southerly 148.91 feet following the arc of a circular curve to the right,
said curve having a radius of 100.00 feet. a central angle of85019'12", a
chord bearing of South 21008'37" East and a chord distance of 135.53 feet
to a point;
South 22029'02" West a distance of92,69 feet to a point;
Southeasterly 173,93 feet following the arc of a circular curve to the left,
said curve having a radius of75.00 feet, a central angle of 132051'30", a
chord bearing of South 43056'43" East and a chord distance of 137.50 feet
to a point;
NOlth 69037'00" East a distance of94.62 feet to a point;
Easterly 320.04 feet following the arc of a circular curve to the right, said
curve having a radius of375.00 feet, a central angle of 48053'57", a chord
bearing of South 85056'02" East and a chord distance of 310.42 feet to a
point;:
South 61029'03" East a distance of 150.70 feet to a point;
Thence leaving said centerline, North 00048'16" East a distance of353.17 feet to
a point;
Thence 175.79 feet following the arc of a non tangent curve to the left, said curve
having a radius of500.00 feet, a central angle of20008'37", a chord bearing of
North 85052'34" East and a chord distance of J 74,88 feet to a point;
Thence North 75048'16" East a distance of 497.22 feet to a point;
Thence South 89011 '44" East a distance of 633.61 feet to a point;
Thence South 00038'49" West a distance of 528.96 feet to a point;
Thence South 890J 9'29" East a distance of 184.28 feet to a point;
,
2
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462 J.;. Shore Drive, Stc_ 100. ElIRle. Idnho 8%16.]1 208.939.4041 F 208.939.4445. \V\IIIA,.rIU:/'lm11:r<>L1pille.cum
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THE LAND GROUP, INC.
Thence South 00040'31" West a distance of 71.94 feet to a point;
Thence southerly 47, t 6 feet following the arc of a circular curve to the right, said
curve having a radius of 150.00 feet, a central angle of 18000'56", a chord bearing
of South 09040'59" West and a chord distance of 46.97 feet to a point:
Thence South 18041'27" West a distance of231.33 feet to a point;
Thence southwesterly 58.35 feet following the arc of a circular curve to the right,
said CUl'Ve having a radius of t 00.00 feet, a central angle of 33025'46", a chord
bearing of South 35024'20" West and a chord distance of 57.52 feet to a point:
Thence South 52007' 13 " West a distance oft 7 ) .46 feet to a point;
Thence North 47035'31 n West a distance of 593.32 feet to a point;
Thence northwesterly 155.53 feet following the arc of a circular curve to the left,
said curve having a radius of360,OO feet, a centra] angle of24045'10", a chord
bearing of North 59058'06" West and a chord distance of 154.32 feet to a point:
Thence North 72020'41" West a distance of 146.74 feet to a point;
Thence westerly 58.03 feet following the arc of a circular curve to the right, said
curve having a radius of 400.00 feet, a central angle of 08018'42", a chord bearing
of North 68011'20" West and a chord distance of57.98 feet to a point:
Thence North 64001'59/1 West a distance of 179.36 feet to a point;
Thence South 25058'01" West a distance of205.02 feet to a point on the
centerline of said Ridenbaugh Canal;
Thence following said centerline the following four courses:
South 64001'59" East a distance of 194.78 feet to a point;
Easterly 58.03 feet following the arc of a circular curve to the left, said
curve having a radius of 400.00 feet, a central angle of 08018'42", a chord
bearing of South 68011'20" East and a chord distance of 57.98 feet to a
point:
South 72020'41" East a distance of 150.79 feet to a point;
Southeasterly] 80.31 feet following the arc of a circulal' curve to the right,
said curve having a radius of 150.00 feet, a central angle of 68052'24", a
chord bearing of South 37054'29" East and a chord distance of 169.65 feet
to a point:
South 03028'17" East a distance of 411,33 feet to a point;
Thence leaving said centerline, South 86031 '43/1 West a distance of 190.50 feet to
a point;
Thence NOl1h 15007'20/1 West a distance of 122.50 feet to a point;
Thence 77 .62 feet following the arc of a non tangent curve to the right, said curve
having a radius of 80.00 feet, a central angle of 55035'25/1, a chord bearing of
South 79054'50" West and a chord distance of 74.61 feet to a point;
Thence North 72017'28" West a distance of 172.81 feet to a point;
,
3
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462 E. Slllm: Drive, SrI'. 100, E"Rle, Idaho 83616. P 208.939.4041 F 208.939.4445. www.rhclnndl!mupinc.wm
0:\ C/\ D\ I'~allil: Trall~fel' Files \05021 \^<hnin \I..egnl~ \ 1I_061212_",",urhridllc_05021 ~R-8_7.(lne.d{x
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THE LAND GROUP, INC.
Thence South 20011 '27" West a distance of 103.27 feet to a point;
Thence North 67035'34" West a distance of 112.36 feet to a point;
Thence North 39058'55" West a distance of85.38 feet to a point;
Thence North 25035'04" West a distance of 45.73 feet to a point;
Thence North 80009'32" West a distance of97.30 feet to a point;
Thence South 14038'04" West a distance of 130.00 feet to a point;
Thence South 39001 '02" West a distance of75.06 feet to a point;
Thence 201.33 feet following the arc of a non tangent curve to the right, said
curve having a radius of 850.00 feet, a central angle of 13034'16", a chord bearing
of South 44011 'SO" East and a chord distance of 200.86 feet to a point;
Thence South 51003'09" West a distance of 575.25 feet to a point;
Thence westerly 390.15 feet following the arc of a circular curve to the right, said
curve having a radius of 275.00 feet, a central angle of 81 017'16", a chord bearing
ofNolth 88018'13" West and a chord distance of358.25 feet to a point;
Thence North 47Q39'35" West a distance of217.64 feet to a point;
Thence northwesterly 103.87 feet following the arc of a circular curve to the right,
said curve having a radius of 300.00 feet, a central angle of 19050' 14", a chord
bearing of North 37044'28" West and a chord distance of I 03.35 feet to a point;
Thence North 27049'21" West a distance of 146.17 feet to a point;
Thence 3 71.22 feet following the arc of a non tangent curve to the right, said
curve having a radius of 1,000.00 feet, a central angle of21"16'10", a chord
bearing of South 72048'44" West and a chord distance of369.09 feet to a point;
Thence South 06<>32'52" East a distance of265.26 feet to a point;
Thence North 89016'08" West a distance of 630.49 feet to the
POINT OF BEGINNING.
TOHETHER WITH:
A tract of land for rezone purposes situated in the Northeast One Quarter of Section 23,
Township 3 North, Range 1 West, Boise Meridian, Ada County, Idaho, described as
follows:
Commencing at a found SIB-inch steel pin monumenting the East One Qualter Corner of
said Section 23 on the centerline of S. Linder Road;
Thence following the easterly line of said Section 23 and the centerline of said S. Linder
Road, North 00"41 '26" East a distance of272.73 feet to the POINT OF BEGINNING,
from which a found 5/8~inch steel pin rnonwnenting the Northeast Comer of said Section
23 bears North 00041 '26" East a distance of2,377.95 feet;
,
l..nllnsm/J8 Arrhilul/(/Y: . Silt P/Plllli"8 · Cilli/ ENAillttlillJ . GoII CON'" 1/7"igo/ioll & E/ljiuwill,! · GmPhi< GmJ/lIIII;rntioll
462 E. Shore DriVE:, Sec. 100, Eaglc.ldllhn83616. P 208.939.'1041 F 208.939.4445. \\'\VW.thl'bndl'''()\'pillc.wm
0; \ C,\D\Eaglc Trnll~fcr Filc~ \ 05021 \,\dmin \J .egals \IL061212_southridgc_05021_R-8_wlIc.doc
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THE LAND GROUP. INC.
Thence leaving said easterly line and said centerline, North 47059'55''' West a
distance of 156.82 feet to a point;
Thence North 42022'42" West a distance of 42.13 feet to a point;
Thence 336.67 feet foJlowing the arc of a non tangent curve to the left, said curve
having a radius of 950.00 feet, a central angle of20018'19", a chord bearing of
North 55030'47" West and a chord distance of334.92 feet to a point;
Thence North 63022'56" West a distance of 118.67 feet to a point;
Thence North 76028'57" West a distance of225.87 feet to a point;
Thence NOlih 76033'49" West a distance of 51.32 feet to a point;
Thence NOlth 78037'14" West a distance of 76.39 feet to a point;
Thence North 84015'50" West a distance of70.30 feet to a point;
Thence North 89051'12" West a distance of75.00 feet to a point;
Thence South 85035'37" West a distance of50.18 feet to a point;
Thence South 81058'50" West a distance of222.41 feet to a point;
Thence South 81032'50" West a distance of 232.79 feet to a point;
Thence South 85037'37" West a distance of 128.09 feet to a point;
Thence 232,56 feet following the arc of a non tangent curve to the left, said curve
having a radius of 510.00 feet, a central angle of 26007'38", a chord bearing of
North 17026'1211 West and a chord distance of230.55 feet to a point;
Thence North 52007'1311 East a distance of 173.34 feet to a point;
Thence northeasterly 350.07 feet following the arc of a circular curve to the left,
said curve having a radius of 600.00 feet, a central angle of33025'46", a chord
bearing of North 35024'20" East and a chord distance of345.13 feet to a point;
Thence North 1804 I '27" East a distance of 189.96 feet to a point;
Thence South 71018'33" East a distance of 61. 94 feet to a point;
Thence southeasterly 172.27 feet following the arc of a circular curve to the right,
said curve having a radius of 300.00 feet, a central angle of 32054'0 1", a chord
bearing of South 54051 '32" East and a chord distance of 169.91 feet to a point;
Thence 705.87 feet following the arc of a reverse curve to the left, said curve
having a radius of 740,00 feet, a central angle of 54039'12", a chord bearing of
South 65044'08" East and a chord distance of679.41 feet to a point;
Thence North 00025'32" East a distance of288.63 feet to a point;
Thence South 89034'28" East a distance of 509.80 feet to a point;
Thence South 00041'26" West a distance of 1,062.71 feet to the
POINT OF BEGINNING.
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462 E. ~hon: Drivc, Src_ 100, Enf;lc, Idaho 83616.1' 208.939.4041 Ii 208.939.4445. www.tlwlnm.ll.wupinc.com
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The above described tracts ofJand 115,65 acres, more or less, subject to all existing
easements and rights-of-way,
Prepared By: THE LAND GROUP, INC.
462 E, SHORE DRIVE, SUITE 100
EAGLE, IDAHO 83616
208.939.4041
208-939-4445 (FAX)
REVY~AL
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'l'HE LAND GROl.lP. INC.
December 11, 2006
Project No. 05021
Legal Description
Southridge Subdivision
Rezone to TN-C
20.71 acres
EXHIBIT" A"
A tract of land for rezone purposes situated in the North One Half of the Northeast One
Quarter ofSectiol1 23, Township 3 North, Range I West, Boise Meridian, Ada County,
Idaho, described as follows:
BEGfNNING at a found 518~inch steel pin monumenting the Northeast Comer of said
Section 23 on the centerline ofS. Linder Road;
Thence following the easterly line of said Section 23 and the centerline of said S.
Linder Road, South 00041'26" West a distance of639.61 feet to a found 5/8-inch
steel pin, from which a found 5/8.inch steel pin monumenting the East One
Quarter of said Section 23 bears South 00041'26" West a distance of 2,0 11.06
feet;
Thence leaving said easterly line and said centerline, North 89019'41" West a
distance of 199.25 feet to a found 5/8-inch steel pin;
Thence South 00041'26" West a distance of 224.62 feet to a point;
Thence North 62009'27" West a distance of 379.49 feet to a point;
Thence North 49016'00" West a distance of343.92 feet to a point;
Thence North 56034'44" West a distance of 50.06 feet to a point;
Thence N0l1h 47031'10" West a distance of214.73 feet to a point;
Thence South 40001154" West a distance of 119.46 feet to a point;
Thence South 59025'54" West a distance of 38,74 feet to a point;
Thence South 54039'26" West a distance of 50.00 feet to a point;
Thence 83.72 feet following the arc of a non tangent curve to the right, said curve
having a radius of] 35.80 feet, a central angle of 35019'18", a chord bearing of
South OJ 012'25" West and a chord distance of 82.40 feet to a point;
Thence South 18052'04" West a distance of 13.05 feet to a point;
Thence southwesterly 37.28 feet following the arc of a circular curve to the right,
said curve having a radius of98.35 feet, a central angle of21043'11 It, a chord
bearing of South 29043'39" West and a chord distance of37.06 feet to a point;
Thence North 49045'46" West a distance of24.88 feet to a point;
Thence North 36059'38" West a distance of 70.57 feet to a point;
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462 E. Shore Drive, Sw_ 100, Eagle, Idaho 83616. P 208.939.4041 F 208.939.4445. www.r1wl:mdf'roupinc_com
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Thence northwesterly 198.86 feet following the arc of a circular curve to the left,
said curve having a radius of 425.00 feet, a central angle of 26048'31", a chord
bearing of North 50023'54" West and a chord distance of 197.05 feet to a point;
Thence North 63048'09" West a distance of223.27 feet to a point;
Thence westerly 62.82 feet following the arc of a circular curve to the left, said
curve having a radius of 425.00 feet, a central angle of 08028'06", a chord bearing
ofNOlth 68002'12" West and a chord distance of62.76 feet to a point;
Thence South 17043'45" West a distance of] 00.00 feet to a point;
Thence 68.01 feet following the arc of a non tangent curve to the left, said curve
having a radius of 325.00 feet, a central angle of 11059'21'\ a chord bearing of
North 78015'55" West and a chord distance of 67.88 feet to a point;
Thence North 00040'19" East a distance of336.45 feet to a point on the northerly
line of said Section 23 and the centerline ofW. Overland Road;
Thence following said northerly line and said centerline, South 89019'41" East a
distance of 1,746.17 feet to the POINT OF BEGINNING.
The above described tract of land contains 20.71 acres, more or less, subject to all
existing easements and rights-of-way.
Prepared By: THE LAND GROUP, INC.
462 E. SHORE DRIVE, SUITE 100
EAGLE, IDAHO 83616
208-939-4041
208-939-4445 (FAX)
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4621L Shore Drive, $Ie. 100, Enlllc, Idaho 83616' P 208.939-4041 I' 208.939.4445' ~'\v"\'.lhclnndl'rnn~
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THE LAND GROUP, INC.
December 14,2006
Project No. 05021
Legal Description
Southridge Subdivision
Rezone to TN-R
65.60 acres
EXlDBIT "A"
A tract of land for rezone purposes situated in the North One Half of the Northwest One
Quarter of Section 23, Township 3 North, Range] West, Boise Meridian, Ada County,
Idaho, described as follows:
Commencing at a found brass cap mOllumenting the Northwest Corner of said Section 23
on the centerline ofW. Overland Road;
Thence following the n0l1herly line of said Section 23 and the centerline of said W.
Overland Road, South 89015'27" East a distance of469,79 feet to the POINT OF
BEGINNING.
Thence following said northerly line and said centerline, South 89015'27" East a
distance of 832,51 feet to a point, a found SIB-inch steel pin 1l10numenting the
West One Sixteenth Corner common to said Sections 23 and Section 14,
Township 3 North, Range 1 West, Boise Meridian bears South 89015'27" East a
distance of23.91 feet;
Thence leaving said northerly line and said centerline, South 48044'14" East a
distance of 539.65 feet to a point;
Thence 508.12 feet following the arc of a non tangent curve to the left, said curve
having a radius of 1,000.00 feet, a central angle of 29006'49", a chord bearing of
South 26042'21" West and a chord distance of 502.68 feet to a point on the
centerline of the Ridenbaugh Canal;
Thence following said centerline the following six coul'ses:
167.86 feet following the arc of a non tangent curve to the right, said curve
having a radius of75.00 feet, a central angle of 128014'04", a chord
bearing of North 4] 037'28" West and a chord distance of 134.95 feet to a
point;
North 22029'35" East a distance 0[90,98 feet to a point~
Northerly 150,56 feet following the arc of a circular curve to the left, said
curve having a radius of 100.00 feet, a central angle of 86015'45", a chord
bearing of North 20038'17/1 West and a chord distance of 136.73 feet to a
point:
North 63048'13" West a distance of 124.40 feet to a point;
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'162 E. Shore Drive, Ste. 100, Eajlle, IdAhD 8~616. P 208.939.4041 I' 208.939.4445. \\'\vw.Thdnmlj!l'llllpi"c.Cl>'"
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THE LAND GROUP. INC.
North 73037'50" West a distance of 414.94 feet to a point;
North 61044'37" West a distance of 455.14 feet to a point;
Thence leaving said centerline, North 00044'33" East a distance of 115.53 feet to
the POINT OF BEGINNING.
TOGETHER WITH:
A tract of land for rezone purposes situated in the North One Half of Section 23,
Township 3 North, Range 1 West, Boise Meridian, Ada County, Idaho, described as
follows:
BEGINNING at a found brass cap monumenting the North One Quarter of said Section
23 on the centerline of W. Overland Road;
Thence fOllowing the northerly line of said Section 23 and the centerline of said
W. Overland Road, South 89019'4] " East a distance of 665.42 feet to a point;
from which a found 5/8-inch steel pin monumenting the Northeast Corner of said
Section 23 bears South 890] 9'41" East a distance of 1,996.31 feet;
Thence leaving said northerly line and said centerline, South 00038'55" West a
distance of359.66 feet to a point;
Thence North 89011 '44" West a distance of 633.61 feet to a point;
Thence South 75Q48'16" West a distance of497.22 feet to a point;
Thence 175,79 feet following the arc of a circular curve to the right, said curve
having a radius of 500.00 feet, a central angle of20"08'37", a chord bearing of
South 85052'34" West and a chord distance of 174.88 feet to a point;
Thence South OOQ48'16" West a distance of353,I7 feet to a point on the
centerline of the Ridenbaugh Canal;
Thence following the centerline of said Ridenbaugh Canal the following three
courses;
North 61029'03" West a distance of 150.70 feet to a point;
320.04 feet following the arc of a circular curve to the left, said curve
having a radius of375.00 feet, a central angle of48053'57", a chord
bearing of North 85056'02" West and a chord distance anI 0,42 feet to a
point; .
South 69045'24" West a distance of 100.69 feet to apointj
Thence leaving said centerline, 1,372.01 feet following the arc ofa non
tangent curve to the right, said curve having a radius of 1,000.00 feet, a
central angle of 78036'37", a chord bearing of North 51 Q27'] 7" East and a
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chord distance of 1 ,266.90 feet to a point on the northerly line of said
Section 23 and the centerline of said W. Overland Road;
Thence following said northerly line and said centerline, South 89"14'25"
East a distance of 179.35 feet to the POINT OF BEGINNING.
TOGETHER WITH:
Commencing at a found Sl8-inch steel pin monumenting the Northeast Comer of said
Section 23 on the centerline ofS. Linder Road;
Thence fOllowing the easterly line of said Section 23 and the centerline of said S. Linder
Road, South 00"41'26" West a distance of 639.61 feet to a found 518-inch steel pin, from
which a found 518-inch steel pin monumenting the East One Qualter of said Section 23
bears South 00"41 '26" West a distance of2,011.06 feet;
Thence leaving said easterly line and said centerline, NOlth 89019'41" West a distance of
199.25 feet to a found 5/8-inch steel pin;
Thence South 00"41'26/1 West a distance of224.62 feet to the POINT OF BEGINNING;
Thence South 00041'26" West a distance of25.38 feet to a point;
Thence South 89019'41" East a distance of 199.25 feet to a found Sl8-inch steel
pin on said easterly line and said centerline;
Thence following said easterly line and said centerline, South 00041'26" West a
distance of 425.63 feet to a point;
Thence leaving said easterly line and said centerline, North 89034'28" West a
distance of 509.80 feet to a point;
Thence South 00025'32" West a distance of288,63 feet to a point;
Thence 705.87 feet following the arc of a non tangent curve to the right, said
curve having a radius of 740.00 feet, a central angle of 54039'12", a chord bearing
of North 65044'08" West and a chord distance of 679.41 feet to a point;
Thence 172.27 feet fOllowing the arc of a reverse curve to the left, said curve
having a radius of 300.00 feet, a central angle of32054'01", a chord bearing of
North 54051'33" West and a chord distance of 169.91 feet to a point;
Thence North 71018'33" West a distance of 61.94 feet to a point;
Thence South 18041'27" West a distance of 189.96 feet to a point;
Thence southwesterly 350.07 feet following the arc ofa circular curve to the
right, said curve having a radius of 600.00 feet, a central angle of 33025'46", a
chord bearing of South 35024'20" West and a chord distance 0045.13 feet to a
point;
Thence South 52007'13" West a distance of 173.34 feet to a point;
Thence 65.69 feet following the arc of a non tangent curve to the left, said curve
having a radius of 510.00 feet, a central angle of 07<>22'47", a chord bearing of
North 34011'23" West and a chord distance of 65.64 feet to a point;
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Thence North 37052147" West a distance of369.31 feet to a point;
Thence northwesterly 57,63 feet following the arc of a circular curve to the left,
said curve having a radius of340.00 feet, a central angle of 09042'43 ", a chord
bearing of North 42044'08" West and a chord distance of 57.56 feet to a point;
Thence North 47035'3]" West a distance of38.38 feet to a point;
Thence North 52007' 13" East a distance of 171.46 feet to a point;
Thence northeasterly 58,35 feet following the arc of a circular curve to the left,
said curve having a radius of 1 00.00 feet, a central angle of33025'46", a chord
bearing of North 35024'20" East and a chord distance of 57.52 feet to a point;
Thence NOlth 18041'27" East a distance of23 1.33 feet to a point;
Thence northerly 47.16 feet fOllowing the arc of a circular curve to the left, said
curve having a radius of 150.00 feet, a central angle of 18000'56", a chord bearing
of North 09040'59" East and a chord distance of 46.97 feet to a point;
Thence North 00040'31" East a distance of 71.94 feet to a point;
Thence South 89019'29" East a distance of 65.72 feet to a point;
Thence N011h 00038'49" East a distance of 552,19 feet to a point;
Thence 68.01 feet following the arc of a non tangent curve to the right, said curve
having a radius of 325.00 feet, a central angle of 11059'21", a chol'd bearing of
South 78015'55" East and a chord distance of 67.88 feet to apoin!;
Thence North 17043'45" East a distance of 100.00 feet to a point;
Thence 62.82 feet following the arc ofa non tangent curve to the right, said curve
having a radius of425.00 feet, a central angle of 08028'06", a chord bearing of
South 68002'12" East and a chord distance of62.76 feet to a point;
Thence South 63048'09" East a distance of223.27 feet to a point;
Thence southeasterly 198.86 feet following the arc of a circular curve to the right,
said curve having a radius of 425.00 feet, a central angle of 26048131", a chord
bearing of South 50023'54" East and a chord distance of 197.05 feet to a point;
Thence South 36059'38" East a distance of70.57 feet to a point;
Thence South 49045'46" East a distance of25,OO feet to a point;
Thence 37.30 feet following the arc ofa non tangent curve to the left, of said
curve having a radius of 100.00 feet, a central angle of21022'10", a chord bearing
of North 29033'09" East and a chord distance of37.08 feet to a point;
Thence North 18052'04" East a distance of 13.05 feet to a point;
Thence northerly 83.72 feet following the arc of a circular curve to the left, said
curve having a radius of 135,80 feet, a central angle 0[35019'18", a chord bearing
of North 01012'25" East and a chord distance of 82.40 feet to a point;
Thence North 54039'26" East a distance of 50.00 feet to a point;
Thence North 59025'54" East a distance of38.74 feet to a point;
Thence North 40001'54" East a distance of 119.46 feet to a point;
Thence South 4JD31'1 0" East a distance of214.73 feet to a point;
Thence South 56034'44" East a distance of 50.06 feet to a point;
,
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Thence South 49016'00" East a distance of343.92 feet to a point;
Thence South 62009'27" East a distance of379.49 feet to the POINT OF
BEGINNING.
The above described tracts of land contain 65.60 acres, more or less, subject to all
existing easements and rights.of-way.
Prepared By: THE LAND GROUP. INC.
462 E, SHORE DRIVE, SUITE 100
EAGLE, IDAHO 83616
208-939~4041
208-939-4445 (FAX)
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THE LAND GROUP, INC.
December 14,2006
Project No. 05021
Legal Description
Southridge Subdivision
Rezone to LO
3.48 acres
EXHIBIT "A"
A tract ofland for rezone purposes situated in the North One Half of the Northwest One
Quarter of Section 23, Township 3 North, Range 1 West, Boise Meridian, Ada County,
Idaho, described as follows:
Commencing at a found brass cap monumenting the Northwest Corner of said Section 23
on the centerline of W. Overland Road;
Thence following the northerly line of said Section 23 and the centerline of said W.
Overland Road, South 89015'27" East a distance of 1302.30 feet to the POINT OF
BEGINNING.
Thence following said northerly line and said centerline, South 89015'27" East a
distance of23.91 feet to a found S/8-inch steel pin monumenting the West One
Sixteenth Corner common to said Sections 23 and Section 14, Township 3 North,
Range 1 West, Boise Meridian;
Thence following said northerly line and said centerline, South 89014'25" East a
distance of 924.59 feet to a point;
Thence leaving said northerly line and said centerline, South 00045'35" West a
distance of25.00 feet to a point;
Thence 639,81 feet following the arc of a non tangent curve to the left, said curve
having a radius of 1,000.00 feet, a central angle of 36039'29", a chord bearing of
South 59035'31" West and a chord distance of 628.95 feet to a point;
Thence North 48044'14" West a distance of 539,65 feet to the
POINT OF BEGINNING.
Prepared By; THE LAND GROUP, INC.
462 E. SHORE DRIVE, SUITE 100
EAGLE, IDAHO 83616 REV~APlPROVAL
208-939.404] BY ~
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Zoning Area Exhibits
Meridlen, Idaho
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Zoning Area Exhibits
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CITY OF MERIDIAN
FINDINGS OF FACT, CONCLUSIONS OF
LAW AND
DECISION & ORDER
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In the Matter of Annexation and Zoning of 290.87 acres from RUT (Ada County) to R-8
(Medium Density Residential)(115.65 acres), R..4 (Medium Low-Density Residential)(SO.17
acres), R-2 (Low Density Residential)(3S.21 acres), TN-R (fraditional Neighborhood
Residential)(65.60 acres), L-O (Limited Office)(3.48 acres) and TN-C (Traditional
Neighborhood Center)(20.71 acres), AND Preliminary Plat approval of 239 lots consisting
of 189 residential lots, 11 commercial/other lots, 8 Mega lots (to be developed in the future),
and 31commonlopen space lots in the proposed R-8, R-4, R-2, L-O, TN-R and TN-C zones,
for South Ridge Subdivision, by James L. Jewett.
Case No(s): AZ-06-031 and PP-06-031
For the City Council Hearing Dates of: January 16 and 23, 2007 (findings on the February
6, 2007 City Council consent agenda)
A. Findings of Fact
1. Hearing Facts (see attached Staff Report for the hearing date of January 16, 2007
incorporated by reference)
2. Process Facts (see attached Staff Report for the hearing date of January 16,2007
incorporated by reference)
3. Application and Property Facts (see attached Staff Report for the hearing date of January
16, 2007 incorporated by reference)
4. Required Findings per the Unified Development Code (see attached Staff Report for the
hearing date of January 16, 2007 incorporated by reference)
B. ConclumonsofLaw
1. The City of Meridian shall exercise the powers conferred upon it by the "Local Land Use
Planning Act of 1975," codified at Chapter 65, Title 67. Idaho Code (I.e. ~67-6503).
2. The Meridian City Council takes judicial notice of its Unified Development Code
codified at Title 11 Meridian City Code, and all current zoning maps thereof. The City of
Meridian has, by ordinance, established the Impact Area and the Amended
Comprehensive Plan of the City of Meridian, which was adopted August 6, 2002,
Resolution No. 02-382 and Maps.
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). AZ-06-031 / PP-06-031 - PAGE I of 4
3. The conditions shall.be reviewable by the City Council pursuant to Meridian City Code ~
II-SA.
4. Due consideration has been given to the comment(s) received from the governmental
subdivisions providing services in the City of Meridian planning jurisdiction.
5. It is fOood public facilities and services required by the proposed development will not
impose expense upon the public if the attached conditions of approval are imposed.
6. That the City has granted an order of approval in accordance with this Decision, which
shall be signed by the Mayor and City Clerk and then a copy served by the Clerk upon
the applicant, the Planning Department, the Public Works Department and any affected
party requesting notice.
7. That this approval is subject to the Legal Description, Preliminary Plat, and the
Conditions of Approval all in the attached Staff Report for the hearing date of January 16,
2007 incorporated by reference. The conditions are concluded to be reasonable and the
applicant shall meet such requirements as a condition of approval of the application.
C. Decision and Order
Pursuant to the City Council's authority as provided in Meridian City Code ~ 11- 5A and
based upon the above and foregoing Findings of Fact which are herein adopted, it is hereby
ordered that:
1. The applicant's Preliminary Plat as evidenced by having submitted the
Preliminary Plat dated December 7, 2006 is hereby conditionally approved;
2. The site specific and standard conditions of approval for the preliminary plat are
as shown in Exhibit B of the attached Staff Report for the hearing date of January
16, 2007 incorporated by reference;
3. The required development agreement provisions are as shown in Exhibit B of the
attached Staff Report for the hearing date of January 16, 2007 incorporated by
reference.
D. Notice of Applicable Time Limits (as applicable)
1. Notice of Preliminary Plat Duration
Please take notice that approval of a preliminary plat, combined preliminary and final
plat, or short plat shall become null and void if the applicant fails to record a final plat
within two (2) years of the approval of the preliminary plat or one (1) year of the
combined preliminary and final plat or short plat. In the event that the development of
the preliminary plat is made in successive phases in an orderly and reasonable manner,
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). AZ.06-03 I / PP.06.031 . PAGE 2 of 4
and confonns substantially to the approved preliminary plat, such segments, if
submitted within successive intervals of eighteen (18) months, may be considered for
final approval without resubmission for preliminary plat approval. Upon written request
and filed by the applicant prior to the tennination of the period in accord with ll-6B-
7.A, the Director may authorize a single extension of time to record the final plat not to
exceed eighteen (18) months. Additional time extensions up to eighteen (18) months as
determined and approved by the City Council may be granted. With all extensions, the
Director or City Council may require the preliminary plat, combined preliminary and
final plat or short plat to comply with the current provisions of Meridian City Code
Title 11. Ifthe above timetable is not met and the applicant does not receive a time
extension, the property shall be required to go through the platting procedure again.
E. Notice of Final Action and Right to Regulatory Takings Analysis
1. The Applicant is hereby notified that pursuant to Idaho Code 67-8003, a denial of a plat
or conditional use permit entitles the Owner to request a regulatory taking analysis.
Such request must be in writing, and must be filed with the City Clerk not more than
twenty-eight (28) days after the final decision concerning the matter at issue. A request
for a regulatory takings analysis will toll the time period within which a Petition for
Judicial Review may be filed.
2. Please take notice that this is a final action of the governing body of the City of
Meridian, pursuant to Idaho Code ~ 67-6521 an affected person being a person who has
an interest in real property which may be adversely affected by the issuance or denial of
the conditional use permit approval may within twenty-eight (28) days after the date of
this decision and order seek a judicial review as provided by Chapter 52, Title 67, Idaho
Code.
F. Attached: Staff Report for the hearing date of January 16, 2007
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). AZ-06-031I PP-06-031 - PAGE 3 of 4
By action of the City Council at its regular meeting held on the
f;e ~h4.41.J ,2007.
6f!L
day of
COUNCIL MEMBER DAVID ZAREMBA
VOTED
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COUNCIL MEMBER JOE BORTON
VOTED
COUNCIL MEMBER CHARLIE ROUNTREE
VOTED
COUNCIL MEMBER KEITH BIRD
VOTED
TIE BREAKER
MAYOR TAMMYdeWEERD
VOTED -
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ATTEST: }':""c1r ~ "'~4r ~ 8 Ol-~
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WILLIAM G. BERG, JR., rf L~ "'4, ,,#. g
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1111 \\\
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Copy served upon: v Apphcant
V Planning Department
V".. Public Works Department
v' City Attorney
By,: ~0JJl J:tl\.ll.u-...J Dated: .;) -I ;;l-Ol
~ Clerk's Office
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). AZ-06-0311 PP-06-031 - PAGE 4 of 4
CITY OF MERIDlAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 16,2007
STAFF REPORT
TO:
FROM:
Hearing Date: 1/16/07
Mayor & City Council
C. Caleb Hood, Current Planning Manager
Meridian Planning Department
208-884-5533
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SUBJECT:
South Ridge Subdivision
AZ-06-031
Annexation and Zoning of 290.87 acres from RUT (Ada County) to R-8
(MediumDensityResidential)(l...l-~ 115.65 acres), R-4 (Medium Low-
Density Residential)(~ 50.17 acres), R-2 (Low Density Residential)(~
35.21 acres), TN-R (Traditional Neighborhood Residential)(~ 65.60
acres), L-O (Limited Office)(3.48 acres) and TN-C (Traditional Neighborhood
Center)(~ 20.71 acres), NOTE: As reauired b}' the Plannine and Zonine
Commission. the aDDlicant has submitted a revised master site Dlan (dated
December 1. 2006) "nd zoninrzleeal descriDtions and calculations of how
man}' acres of each zone is DroDosed. This revised information has been
used to notice the Dublic for the Citl1 Council hearinl! on this oro;ect and is
included as underline information in the staff reDort below.
PP-06-031
Preliminary Plat approval ofm 23910t8 consisting of~ 189 residential
lots, 11 commercial/other lots, 8 Mell8.lots (to be developed in the future).
and M J.!common/open space lots in the proposed R-8, R-4, R-2, L-O. TN-R
and TN-C zones. NOTE: As reauired bll the Planninrz and Zoninrz
Commission. the aDDllcant has submitted a revised Dreliminarv Dlat
consistinrz of the 239101$ listed above. This revised Dlat is dated December 7,
2006 and is included in the staff reDort analllSis below.
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
On July 2(/" the Planning &: Zoning Commission voted to continue this project to October 19"'.
On October 19t11 the Planning & Zoning Commission voted to continue this project until
December 1". Also at the October l!1h meeting, the Planning &: Zoning Commission directed
the applicant to hold another neighborhood meeting, receive comments from ACHD and give
City Staff new calculations and configurations for this project. At the October 1!1" hearing, it
was anticipated that ACHD's Comlllission would hear and act on this project on November
15'''. However, on December G", ACHD's Commission voted to defer action on the revised
Southridge project, pending city action and public involvement regarding the proposed
realignment of Overland Road through the Southridge project. City Staff has included the
original conditions from the ACOD Commission in Exhibit B below (ACHD's conditions do
not include the proposed Overland Road realignment). The applicant did provide Staff with a
new concept plan, preliminary plat, narrative, legal descriptions, and calculations, as directed
by the Commission. Staff has updated the report below, based on the revised proposal (see
underlines herein).
The applicant, James L. Jewett, has applied for Annexation and Zoning of290.87 acres to R-8, R-
4, R-2, TN-C, L-O and TN-R, and Preliminary Plat approval of 189 residential lots, 11
South Ridge Subdivision AZ-06-031/PP.06.o31
PAGE 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING bATE OF JANUARY 16,2007
commercial/other building lots, and ll.common lots. Of the 239 total lots, R. are "mega" lots that
are going to be re-platted. Of the 11 commercial/other building lots, 9 are for retail, office or
other commercial uses, 1 is designated for an elementary school, and I is designated for a public
library. One ii/the commonlols is DroDosed filr" citv Dark (Dleviouslv shown as a me!!a lot). A
portion of one of the mega lots is proposed to contain a future fire station (near Ten Mile
Road). As part of the submittal, the applicant has provided a master concept plan for the entire
290 acres, including how the mega lots will be developed in the future. With this olat. and
consistent with the draft Ten Mae Area Plan. the aoolicant is DroDosine to relocate Overland
Road to intersect Ten Mile Road aooroximatelv 2.100 feet south of its current intersection. The
applicant is also proposing to construct streets from Overland Road and Linder Road through the
site. Staff has analyzed the revised master concept plan, the revised legal descriptions, and the
revised preliminary plat and provided detailed analysis below.
The subject site is located on the south side of Overland Road, extending the entire mile between
Ten Mile Road and Linder Road. There are five existing homes and several associated out
buildings on this site. A large portion of this site is cUlTently being used for agricultural purposes.
The subject property is within the City of Meridian's Area of Impact and Urban Service
Planning Area.
2. SUMMARY RECOMMENDATION
The subject applications (AZ and PP) were submitted to the Planning Department for concurrent
review. The subject applications are being combined into one staff report. The Commission
should make recommendations to the COWlcil on both of the subject applications. Below, staff
has provided detailed analysis for the requested applications. Staff is recommending approval of
AZ-06-031 and PP-06-031, with the changes listed in this report. The Meridian Plannine: and
Zoninll Commission heard these items on Julv 20th. October 19th and December 7th, 2006. At the
December 7dl public hearin2: they moved to reconunend approval.
a. Summary of December 7th Commission Public Hearin2:
1. In favor: Jim Jewett. Phil Hull. Dan Thompson. Jason Densmer, Joe Attalla
11. In opposition: Ken Fawcett. Susan Stone. Lorna Hewett. Keith EberlinlZ. Tresa
Ball. Robert Carlson. Steve Przvbos. Mel Schumaker, Lvle Larkin. Susan
Carlson. Pat Maron. Cristine Apostalou. Gary Liddell. Curtis Elton, Patty Zuniga.
Nancy Darr. Shenv Fawcett. Donald Smith NOTE: The following names were
on the public hearin~ sim-up sheet. but provided no verbal testimonv: Terry and
Ruth Walker. Duane and Julie Walker. W.O. Weiss. Phvllis Weis, Emma
Leonard. Bonnie Breiner. David Beneducci, Sharon Schumaker, Janaliece
Larkin. Phil and Nellie Gardner. Daphne Amend. Julie Gould. Dianne Eberling.
M.L. Maron. Joe Zunie:a. Clerance Leonard and Mike and Mary Kleffner.
lll. Conunenting: Wavne Amend (signed up as neutral to the proiect)
IV. Staff oresentinl! al'plication: Caleb Hood
v. Other staff commentinll on aoplication: None
vi, Written testimonv: Maiestic View HOA (simed by: Larkin. Hewitt. Bastien.
Brammer. Steam. Clovis. Packard. McClure and a couple illelrible si2l1atures).
Aspen Cove and Other HOA (signed by: Carlson. Eberling. Kendall, Gardner,
Weiss. Liddell, Carlson. Bennet. Smith. McKinnev. Marsland. Lionard. Baglev.
Dan. Lubovich. Hickev. EquaL Ross. DlefIner (so?). Hostand. Bower and a
couple of illegible signatures). Miles Hewitt. Jackie Guenechea. Steven Przybos.
Cheri Shanahan. Christine Aoostolou. Mel and Sharon Schumaker. Scott and
Jennifer Nichols. Susan Stone. Richard and Susan Baalev.
South Ridge Subdivision AZ-06-031JPP-06-031
PAGE 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR TIlE HEARING DATE OF JANUARY 16,2007
b. Key Issues of Discussion bv Commission:
i. Density and transition to the existing- lots to the south;
ii. Inter-coIUlectivityand stub street(s) to Val Vista Subdivision to the south:
Hi. What happens to the existing Overland Road/Ten Mile Road if Overland Road is
realimed to the south?:
lV. Fencing alone: the Ridenbaugh Canal:
v. Ten Mile Interchanlle desim and timin~: and.
vi. Restrictine: heie:ht of homes to sincle stOry and increasing rear setback on south
side ofproiect,
c. Key Commission Chane:el to Staff Recommendation:
i. Limit heie:ht of homes on the southern border that is shared with Val Vista
Subdivision and Aspen Cove Subdivision to a sinl!1e stOry and to consider a
larl!er than 15 foot setback:
11. ReQuire some L-O zoning alon!! Overland Road:
iii. Require City Park site to be done with first phase:
iv. Require at least one future stub street to one of the lots within V ill Vista
Subdivision. when Mega Lot 2 develops.
d. Outstanding ISlue(s) for City Council:
i. The Commission recommended a larger than 15 foot setback for the future
homes on the south side of this development. Staff would like the Council to
define what a minimum rear (south) setback is appropriate for the south side of
this project. This south setback should be incoroorated into the DA for this
project (see Commission-recommended DA provision #24 in Exhibit B1
11. As part of the revised master plan for this entire 290 acres. the applicant
anticipates 1.252 total residential units on this property (737 sinl!1e family and
515 multi-familv units). Staff is reQuestinl! that the Council add a development
agreement provision that limits the maximum allowable density and requires a
minimum overall densitv for this propertv (add a DA provision to Exhibit B).
111. Durinll the Planning & Zoninl! Commission hearing. the applicant showed
several housinl! tvoes for this develonment. Staff has scanned and included the
elevations and pictures presented by the applicant in Exhibit A. Sinllle-family
homes for this nroJect should be consistent with the applicant-submitted
elevations.
The Meridi~n City Conn~n heard these items on Jannarv 16 and .'antlarv 23. 2007. At the
Jannarv 23 nuhli~ hearing thev annroved the !il.hied AZ and PP reouest.
as Summarv of City Coun~iI Puhli~ Hearinps:
i. In favor: Jim Jewett. Steve Prvzbos. Scott Nichols.
ii. In oooosition: Susan Stone. WaYne Amend. Mel Schumaker. Curtis Elton.
iii. Commentine:: Sherry Fawcett. Lvle Breiner. Larry Van Hees. Suzanne GrubaUllh
Christine Aoostolou. James Prather. Gary Insetman NOTE: The followin2Jlame.s
were on the oublic hearinll sim-uo sheet as neutral. but orovided no verbal
testimony; Bonnie Breiner. Ken Fawcett. Lu.~eavell. Daohne Amend and
Marv E. Van Der Berl! (Naomi Elton simed un allainst).
IV. Written testimonv: DOUll Stron!!: see snmmRrv of Commission oublic hearin~
above.
v. Staff nresentinll annlication: Anna CanniDl!
VI. Other staff commentinll on annlication: Lt. John Overton. Ron Anderson. Len
Gradv DOlll! Stronll. Bill Narv.
h.. Kev Issues of Discussion bv Council:
South Ridge Subdivision AZ-06-031/PP-06-031
PAGE 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 16,2007
1. Overland Road slimment and the overall transnortation svsttan;.
11. Density and develonment ofMe!!a Lots and ohasinl!: nlan:
lll. Providing nark & ridge and bus stons:
IV. Tiline: the drain ditch north of the nmnosed s,cho.ol site:
v. Fencing alone: the south boundary:
VI. Setbac~i.nd buildintl heights along the south boundarv: and.
vii. .f.ijfksite beinl!: nublic versus nrivate.
&6 Kev Council Cham~eli to Commililiion Recommendation:
i. Recurred nronosed nublic nark to be nrivate~
ii, ReQuired the annlicant to tile the drainae:e lateral on the nortlLSidc..of the
nronosed elementary school site:
iii. RestrictedJhe heil!ht of the homes adiacent to Val Vista and Asnen..C..DY~lQ22
feet and reauired a minimwn 50 foot setb~
IV. ReQuired a 6-foot tall solid masonrv fence adjacent to Val Vista and Asne.n..c.~
(south boundarY):
v. ReQuired a bus ston and nark & ride site:
vi. Reauired the annlicant to submit and obtain City Council annroval for. a
develonment alp'Cement modification that nroooses snecific and detaikd
architecturalmidelines for this develonment that address (at a minimum) varietY
in structure..s within a block. building: mass. building: materials. rooflines. colors.
and architectural stvles:
vii. ReQuired.A.stub street to the westernmost lot in Val Vista 8ubdivisi.on..and..<LS1Yb
to the west to either. Parcel #51223233905 or #812232341 00 to the west. when
Il!~g.~J9t 2 develons:
viii. ReQuired the annlicant to work with ACHD on the location of the nronosed
Overland Road realimment l:lt Ten Mile Road:
ix. Required the annllcant to construct a minimum of 1.000 residential dwelling:
units on the nronertv and a maximum of 1.252 residential dwellinl! units on the
Dronertv. unless othelWise snecificallv annmved bv the City C..o.UllGilJhroullh
subseauent ~DDlications: and.
x. Reauired the anollcant shall comolv with all adonted state and federal air and
.d:u..s..t..narticulate emission standards.
3. PROPOSED MOTIONS (to be considered after the public hearing)
Approval
After considering all staff, applicant ai1d public testimony, I move to approve File Numbers
AZ-06-031 and PP-06-031 as presented in the Staff Report for the hearing date of January 16,
2007 with the following modifications: (Add any proposed modifications.)
Denial
After considering all staff, applicant and public testimony, I move to deny File Numbers AZ-06-
031 and PP-06-031 as presented during the hearing on January 16, 2007, for the following
reasons: (you should state specific reasons for denial of the annexation and/or plat.)
Continuance
After considering all staff, applicant and public testimony, I move to continue File Numbers
AZ-06-031 and PP-06-031 to the hearing date of (insert continued hearing date here) for the
following reason(s): (you should state specific reason(s) for continuance.)
4. APPLICATION AND PROPERTY FACTS
South Ridge Subdivision AZ-06-031/PP-06-03\
PAGE 4
CITY OF MERIDIAN PLANNING DEPARTMENT 5T AFF :R.l:PORT FOR THE HEARING DATE OF JANUARY J 6,2007
a. Site Address/Location:
South side of Overland Road, between Linder Road and Ten
Mile Road; Township 3 North, Range 1 West, Section 23
b. Owner:
James L. Jewett et. al.
1560 Carol Street
Meridian, ID 83642
c. Applicant:
James L. Jewett
1560 Carol Street
Meridian, ID 83642
d. Representatives: Phil Hull and Van Elg, The Land Group, Inc.
e. Present Zoning: RUT (Ada County)
f. Comprehensive Plan Designation: Mixed Use - Community with a Neighborhood Center
designation and Mediwu Density Residential NOTE: This is the current Comprehensive
Plan Map Designation for this property. Staff is preparing an application to amend the Map
around the Ten Mile Interchange. This proposed Comprehensive Plan Map Amendment
significantly effects the designations for this property as noted above (see Section 8 below
for more information).
g. Description of Applicant's Request: The applicant is requesting annexation and zoning
approval for 290.87 acres of property c\UTently zoned RUT in Ada County. The applicant is
requesting five different zoning designations for the property: R-2, R-4, R-8, TN-C, L-O and
TN-R. The applicant has conc\UTently requested detailed preliminary plat approval of 189
residential lots, 11 commercial/other building lots, and 31 common lots. Of the 239 total lots,
!1 are "mega" lots that are going to be re-platted. As Dart of the amended master Dlan for this
site. the aDDlicant anticiDates 1.252 total residential units on this DrODertv (737 sinI!le.familv
and 515 multi-fami/v units). Of the 11 commercial/other building lots, 9 are for retail, office
or other commercial uses, 1 is designated for an elementary school, and 1 is designated for a
public library. One of the common lots is DroDosed for a citv Dark (Dreviouslv shown as a
melta 'ot). A portion of one of the mega lots is proposed to contain a future fire station (near
Ten Mile Road). As part of the submittal, the applicant has provided a master concept plan for
the entire 290 acres, including how the mega lots will be developed in the future. With this
olat. and consistent with the draft Ten Mile Area Plan. the aDDlican' is DrODOsinll to relocate
Overland Road to intersect Ten Mile Road aooroximatelv 2.100 feet south of its current
intersection. The average residential lot size in the proposed development (not including the
mega lots) is 6,614 square feet. The gross density of South Ridge Subdivision (not including
the mega lots) is 3.22 dwelling units per acre. Approximately 13% (38 acres total; 8.9 acres in
the first phase) is being set aside for open space.
1. Date of revised master concept plan (attached in Exhibit A): 12/7/06
2. Date of revised preliminary plat (attached in Exhibit A): 12/7/06
3. Date oflandscape plan (attached in Exhibit A): 3/15/06 & 12/14/06
h. Applicant's Statement/Justification: The requested zoning districts will accommodate future
multi-family residential areas (envisioned with the future phases, as shown on the concept
master plan). These areas are designed into the transportation flows and blend beautifully with
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR TIlE HEARING DATE OF JANUARY 16.2007
adjacent office-retail and higher density residential areas. In keeping with the vision of a true
neighborhood. . . that provides the mix of residential lot sizes, the variety of residential
product type, the meandering and friendly street system, alley loaded lots, inviting product
design, commercial..office amenities, and etc.... the development will incorporate a
convenient pathway and open space system that will provide for future connections from other
owners, as well as an integrated system for the residents to enjoy (see applicant's submittal
letter.)
5. PROCESS FACTS
a, The subject application will in fact constitute an annexation as detemrined by City Ordinance.
By reason of the provisions of the Meridian City Code Title 11 Chapter 5, a public hearing is
required before the City Council on this matter.
b. The subject application will in fact constitute a preliminary plat as determined by City
Ordinance. By reason of the provisions of the Meridian City Code Title 11 Chapter 5, a public
hearing is required before the City Council on this matter.
c. Newspaper notifications published on: July 3 and 17,2006 (for Planning & Zoning
Commission hearing) and December 21. 2006 and January 8. 2007 (for City Council hearing)
d. Radius notices mailed to properties within 300 feet on: June 23, 2006 (for Planning & Zoning
Conunission hearing) and December 21. 2006 (for City Council hearing)
e. Applicant posted notice on site by: July 10, 2006 (for Planning & Zoning Commission
hearing) and January 6,2007 (for City Council hearing)
6. LAND USE
a. Existing Land Use(s): There are existing homes and some out buildings on this site. A
majority of the subject property is currently being used for agricultural purposes.
b. Description of Character of Surrounding Area: There are one and five-acre lots in Val
Vista, Ariel Estates and Aspen Cove subdivisions to the south. The recently approved Bear
Creek West Subdivision is east of this site (across Linder Road). If approved, this property
would be the furthest west the City limits would extend, south of Interstate 84. This area is
rapidly transitioning from rural to urban.
c. Adjacent Land Use and Zoning:
1. North: Single~family residential and agriculture on large parcels, zoned RUT (Ada
County)
2. East: Recently approved Bear Creek West Subdivision, zoned R-8
3. South: Single-family homes in Val Vista, Ariel Estates and Aspen Cove
Subdivisions, zoned Rl and RUT in Ada County.
4. West: Single-family homes, zoned Rl (Ada County)
d. History of Previous Actions: None.
e. Existing Constraints and Opportunities:
1. Public Works:
Location of sewer: This property will sewer to the Black Cat Trunk which is
planned to be adjacent to this property in Overland Road by the end of 2006 or
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 16,2007
early 2007,
Location of water: There is currently a main in the intersection of Overland
and Linder.
Issues or concerns: Sewer main size and routing. The timing of available
sewer. The need for a well lot to service the new pressure zone being created.
2. Vegetation: There are some existing trees on this property that need to be mitigated
for.
3. Floodplain: N/ A
4. Canals/Ditches Irrigation: Except for the Ridenbaugh Canal, and the irrigation drain
that the applicant is proposing to improve as an amenity, any open canals or ditches
that cross the subject site should be piped (see Exhibit B),
5. Hazards: Staff is not aWare of any hazards associated with this property.
6. Proposed and Existing Zoning:
Q...TN-R, and IN-C,
7. Size of Property: 290.87 acres
f. Subdivision Plat Information:
1. Residential Lots: 189 in first Dhase: not including 8 "meea" lots to be re~Dlatted
2. Non-residential Lots: 11 (9 commercial lots, 1 school lot, 1 public library lot)
3. Total Building Lots: 189 single4amil'v. 8 commercial, 1 school lot, 1 Dublic
librarv lot. 1 citv park lot. with the first Dhase (total number to be determined with
luture plats)
4. Common Lots: 31
Existing RUT (Ada County) to R-8, R-4, R-2, L-
5. Other Lots: 0
6. Total Lots: 239
7. Gross Density: 3.2 units per acre (net 6.58 d.u./acre - residential area only)
g. Landscaping:
1. Width of street buffer(s): Portions of Overland Road and all ofTen Mile Road
abutting this site are designated as entryway corridors. A 35-foot wide street buffer is
required along a majority of Overland Road and all of Ten Mile Road in this area.
(UDC 11-2B-3 & UDC 11 ~2D.2). A 25-foot wide street buffer is required along
Linder Road and the remaining portion of Overland Road, nearer Linder Road (UDC
ll~2B-3). An 8-foot wide landscape parkway with street trees is required along the
streets within the TN-R zone (UDC Table 11-2D-2). Street buffers are not required
adjacent to the other internal residential streets.
2. Width ofbuffer(s) between land uses: N/A
3. Percentage of site as open space: For this phase of the development,
approximately 13% of the site is being set aside for open space; 8.8 acres (including
street buffers) is being set aside for open space. Approximately 38 acres o/the entire
site is being set aside lor open space. UDC 11- 3G- 3Al requires common open space
and site amenities for developments of five acres or more. UDC 11-3G-3A2 requires
one additional site amenity for each additional 20 acres of development area. The
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 16,2007
tIDC requires 14 amenities for this development overall. Please see Section 10 below
for more infonnation regarding open space and amenities.
4. Other landscaping standards: Landscaping adjacent to micro-paths should comply
with UDC 11-3B~12. Common open space lots should include at least one deciduous
shade tree per 8,000 square feet (UDC 11.3G.3E2).
h. Amenities: Club house (future), tot lot (future), pool (future), open space/parks, drain,
pathways.
i. Off-Street Parking: UDC ll.3C.6A requires single-family detached dwellings and
townhouses with more than 1 bedroom to have 2 enclosed parking spaces (a garage) and a 20'
x 20' parking pad in front of each garage. In all commercial districts, UDC 11-3C-6.B
requires one off-street vehicle parking space for every 500 square feet of gross floor area.
J. Summary of Proposed Streets and/or Access: On the submitted revised master concept plan,
there are several public streets and driveways proposed to the adjacent arterial streets. There
are two public street intersections proposed with Linder Road. There are four public street
intersections and one driveway proposed with Overland Road. There is one public street, the
re-aligned Overland Road, and no driveways, proposed to intersect Ten Mile Road. The
applicant is proposing to construct Overland Road, from Linder Road to Ten Mile Road,
Southern Way, Southridge Drive and American Frontier Drive, with the first final plat phase.
There are five blocks within the detailed phase of the development that use alleys. The alleys
are proposed 20.feet wide within common lots. ACHD is requiring that the alley in Block 3
connect with Craftsman Way and not Southridge Drive. Staff is generally supportive of the
proposed street system, However, staff has some concerns with the detached sidewalks and the
associated easements adjacent to the streets in the TN-R portion of this project (see Section 10
below).
7. COMMENTS MEETING
On June 30, 2006, and a~ain on December 15. 2006. a joint agency and departments meeting was
held with service providers in this area. The agencies and departments present include: Meridian
Fire Department, Meridian Parks Department, Meridian Public Works Department, Meridian
Police Deparbnent, and the Sanitary Services Company. Staffhas included comments, conditions
and recommended actions in Exhibit B below.
8. COMPREHENSIVE PLAN POLICIES AND GOALS
This property is designated "Mixed Use - Community" and "Medium Density Residential" on the
current Comprehensive Plan Future Land Use Map. However, Staff is preparing to submit a
Comprehensive Plan A.mendment for the Ten Mile Area. This application for a Map
amendment has an impact on the land use designations for this properly. The Map amendment
will propose, for this property, a mix of: mixed use commercial near the Linder Road/Overland
Road intersection; medium high density along the south side of Overland Road, and medium
and low density further south; civic for the areas shown as the elementary school site (near
Linder) and fire station (near Ten Mile) on the applicant's plans; open space/parks along the
Ridenbaugh and the natural gas pipeline; and, mixed use employment area on the north side
of Overland Road. On the Map currently, the mixed use area is shown in the middle of the
section, between Linder Road and Ten Mile Road, and the medium density is shown on either
side. The proposed development and zoning reflect more of the mixed uses at the Linder
Road/Overland Road intersection, and along the Overland Road frontage. Staff is generally
supportive of the proposed, revised zoning designations as they are generally consistent with
both the current Map and the Map amendment that wiU be proposed.
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 16,2007
In Chapter VII of the Comprehensive Plan, the mixed use designation is defined-in part-as an
area that is situated in highly visible or transitioning parts of the City where innovative and
flexible design opportunities are encouraged. The Mixed Use - Cormnunity designation allows
residential density between 3 and 15 dwelling units per acre, up to 200,000 square feet of non-
residential building area, and is intended to allow a broad range of uses. Medium density
residential areas are anticipated to contain between three and eight dwellings per acre. The
proposed Preliminary Plat includes 189 buildable single-family lots for a gross density of 3.22
dwelling units/acre. Although the overall density is at 3.22 dwelling units per acre, there is a large
area of the plat that is being set aside for commercial uses, a school, a city park, a fire station,
and a library. The net density for the residential area only oftbis project is 6.58 dwelling units per
acre and the average lot size is 6,614 square feet. The proposed density/zoning, generally
complies with both the Comprehensive Plan and the requested zoning districts.
Staff finds the following Comprehensive Plan policies to be applicable to this property and apply
to the subject property (staff analysis in italics below policy);
· Require that development projects have planned for the provision of all public services.
(Chapter VII, Goal ill, Objective A, Action 1)
When the City establishes its Area of City Impact, it plans to provide City services to the
subject properties. The City of Meridian plans to provide municipal services to the lands
proposed to be annexed in the following manner:
· Sanitary sewer and water service will be extended to the project at the
developer's expense.
· The subject lands currently lie within the jurisdiction of the Meridian Rural Fire
District. Once annexed the lands will be under the jurisdiction of the Meridian
City Fire Department, who currently shares resource and personnel with the
Meridian Rural Fire Department,
· The subject lands currently lie within the jurisdiction of the Ada County Sheriff's
Office. Once annexed the lands will be serviced by the Meridian Police
Department (MPD).
· The roadways adjacent to the subject lands are currently owned and maintained
by the Ada County Highway District (ACHD). This service will not change.
. The subject lands are currently serviced by the Meridian School District #2. This
sendce will not change.
· The subject lands are currently serviced by the Meridian Library District. This
service will not change and the Meridian Library District should suffer no
revenue loss as a result of the subject annexation.
Municipal, fee-supported, se",ices will be provided by the Meridian Building Department,
the Meridian Public Works Department, the Meridian Water Department/United Water, the
Meridian Wastewater Department, the Meridian Planning Department, Meridian Utility
Billing Services, and Sanitary Services Company.
Chapter N, Goal I, Objective A, Action 6 - Permit new commercial developments only where
urban services can be reasonably provided at the time of fmal approval and development is
contiguous to the City.
This development is currently not serviceable by gravity means. Permanent sewer servicefor this
development will be via extension of the Black Cat Tronk The City of Meridian has recently
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEAIIDlG DATE OF JANUARY 16,2007
awarded the bid to a sewer project that will bring the Black Cat Trunk adjacent to this project by
early 2007, City of Meridian municipal water is currently available to this site. Solid waste and
other services can be provided to this property.
Chapter VI, Goal II, Objective A, Action 3 - Consider "Accommodating Bicycle and Pedestrian
Travel: A Recommended Approach" from the National Center for Bicycling and Walking in all
land~use decisions.
This publication encourages jurisdictions to establish bikeway and walkway facilities in new
construction and reconstruction projects, in a manner that is safe, accessible and convenient.
Staff believes that the subject applications comply with the policies listed in the literature noted
above.
Chapter VI, Goal II, Objective A, Action 6 - Require street connections between subdivisions at
regular intervals to enhance cOIUlectivity and better traffic flow.
The applicant is proposing to provide one stub street to the south, to a 5-acre parcel in Val Vista
Subdivision. Stub streets, and half street sections, are proposed to all of the adjacent out parcels
except the one at the intersection ofTen Mile Road and Overland Road, and the out parcel on
Linder Road. Staff is supportive of the proposed connection points between the subject property
and adjacent properties, with one change; cross access should be provided to the one acre out
parcel located at 1807 Linder Road. The revised preliminary plat and master site plan show
access being provided to this out parcel via the public street proposed to intersect Linder Road.
Staff is supportive of this change. See Analysis below.
Chapter VI, Goal II, Objective A, Action 13 - Review new development for appropriate
opportunities to connect to local roads and collectors in adjacent developments.
See analysis above.
Chapter VI, Goal II, Objective A, Action 5 - Require pedestrian access connectors in all new
development to link subdivisions together to promote neighborhood cOlmectivity as part of a
commwrity pathway system.
The applicant is proposing to construct five-foot wide sidewalks adjacent to the internal streets.
The applicant is also proposing to construct micro-paths tolfrom the proposed school lot and the
library lot and within certain common lots throughout the development. The applicant is also
proposing to construct a multi-use pathway generally along the Ridenbaugh Canal, from Linder
Road to Ten Mile Road. Staff believes that with the construction of the sidewalks, micro-paths
and the multi-use pathway, a functional pathway system will be provided to this area.
Chapter vn, Goal N, Objective C, Action 6 - Require pedestrian access in all new development
to link subdivisions together and promote neighborhood connectivity.
See analysis above,
Chapter VII, Goal I, Objective D, Action 9 - Require new residential development to provide
permanent perimeter fencing to contain construction debris on site and prevent windblown debris
from entering adjacent agricultural and other properties.
Prior to construction, fencing should be constructed around the perimeter of this site,
Chapter vn, Goal N, Objective D, Action 2 - Restrict curb cuts and access points on collectors
and arterial streets.
On the submitted master concept plan, there are several public streets and driveways proposed
to the adjacent arterial streets. There are two public street intersections proposed with Linder
Road. There are four public street intersections and one driveway proposed with Overland Road
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 16,2007
(not including the driveways for the proposed fire station). There is one public street, and no
driveways, proposed to intersect Ten Mile Road. Stoff is supportive of the proposed access
points to the adjacent roadways.
Chapter VII, Goal 1, Objective B . Plan for a variety of commercial and retail opportunities
within the Impact Area.
Approximately 35-acres of the subject site are proposed for traditional neighborhood center
zoning at the corner of Overland and Linder. Except for the public library, the subject
application does not propose any other specific uses within the TN~C area. Staff believes that the
future commercial and retail sites in this plat will add to the variety of non-residential uses within
the City's Area of Impact. Staff is generally supportive of some commercial uses in this area, as
proposed.
Chapter VII, Goal IV, Objective C, Action 1 - Protect existing residential properties from
incompatible land use development on adjacent parcels.
The applicant is proposing to plat some of the largest lots within the subdivision along the
southern boundary of the property, where there are existing county subdivisions. The UDC does
not require any buffering between single-family uses. The Commission and Council should rely
on any public testimony provided when determining if this development is compatible with the
uses on the adjacent parcels. The applicant has proposed some additional R-l zoning adjacent
to the lots in Val Vista Estates, and R-1 lots just to the north. These areas Were proposed as R~8
on the original concept map and plat.
Chapter VII, Goal I, Objective D, Action 8 - Require new urban density subdivisions which abut
or are proximal to existing low density residential land uses to provide landscaped screening or
transitional densities with larger, more comparable lot sizes to buffer the interface between urban
level densities and rural residential densities.
Staff recognizes that there are some existing low density residential land uses adjacent to, and
surrounded by, this property. Staffbelieves that the locations of the proposed zones and the lot
layout are generally appropriate as the larger lots will primarily be on the south side of the
development, and the higher density will be nearer Overland Road, a major arterial street. If the
preliminary plat is amended as proposed by staff, the proposed development should effectively
provide the transition between the adjacent roral parcels and the proposed urban development.
Staff recommends that the Commission and Council rely on any written or verbal testimony
provided from neighbors when determining the most appropriate zoning designation for this
property.
Staff also finds the following 2002 Comprehensive Plan text policies to be applicable to this
application:
· "The capacity of arterial. . .roadways can be greatly diminished by excessive driveway
cOIUlections to the roadways. The City should cooperate with ACHD to minimize access
points on arterial. . .roadways as development applications are reviewed." (Chapter VI, page
72)
· "Develop methods, such as cross-access agreements, frontage roads, to reduce the number of
existing access points on to arterial streets," (Chapter VI, page 79)
Staff believes that the proposed density and zoning for this property is generally appropriate (see
Analysis below for additional information). Staff recommends that the Commission and Council rely on
any verbal or written testimony that may be provided at the public hearing when determining if the
applicant's zoning and development request is appropriate for this property.
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 16,2007
9. ZONING ORDINANCE
a. Zoning Schedule of Use Control: Meridian City Code (Table ll-2A-2) lists single-family
detached homes as pennitted uses in the R-2, R-4 and R-S zoning districts. Meridian City
Code (Table ll-2D-1) lists multi-family developments, retail stores, public/quasi~public uses
and personal or professional services (offices) as permitted uses in the TN-C zone, while
several other non-residential uses are allowed either outright, as conditional uses, or as
accessory uses in the TN-C zone. UDC Table 11.2D-I lists multi-family developments,
attached and detached single-family dwellings as permitted uses in the TN-R zone, while
several other uses are allowed either outright, as conditional uses, or as accessory uses in the
TN-R zone.
b. Purpose Statement of Zones:
R-2, R-4 and R-S: The purpose of the residential districts is to provide for a range of
housing opportunities consistent with the Meridian Comprehensive Plan. Connection to
the City of Meridian water and sewer systems is a requirement for all residential districts.
Residential districts are distinguished by the allowable density of dwelling units per acre
and corresponding housing types that can be acconunodated within the density range.
TN-C: The purpose of the TN-C District is to serve as the focal point of a neighborhood
center, containing retail, commercial, and community services to meet the daily needs of
community residents within a one- to two-mile radius. A TN-C is pedestrian-oriented,
and it is designed to encourage pedestrian connection with a Traditional Neighborhood
Residential District. TN-C District uses include small-scale retail, restaurants,
recreational, personal services, public or quasi-public uses, churches, and attached and
multi-family dwellings.
TN-R: The purpose of the TN-R District is to provide for a variety of residential land
uses including attached and detached single-family residential, duplex, townhouse, and
multifamily, A TN-R District includes open spaces and promotes pedestrian activity
through well-designed and varied streetscapes that also provide for the safe and efficient
movement of vehicular traffic. Most dwelling units should be accessed from alleys. The
maximum density of the 1N~R District is fifteen (15) units per acre. The minimum
density is eight (S) units per acre. Density should decrease away from the center and
closer to conventional residential districts. The TN-R District should be generally
located: adjacent to a TN-C District, along a transit corridor, or within a mixed use
neighborhood. For the pmposes of this Title, the term residential district shall also
include the Traditional Neighborhood Residential District.
c. General Standards: All of the proposed lots shall comply with the standard lot size,
setbacks, and street frontage requirements of the R-2, R4, R-S, LaO. TN-C and TN-R zones
established in the UDC. No dimensional modifications are being requested for the proposed
development.
10. ANALYSIS
a. Analysis of Facts Leading to Staff Recommendation:
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR TIlE HEARING DATE OF JANUARY ]6,2007
1. Annexation and Zoning Application: Based on the Comprehensive Plan and the
Future Land Use Map, staff believes that the requested zones, as amended. are
appropriate for this property. Please see Exhibit D for detailed analysis of the required
facts and findings for the annexation and zoning of this property.
Legal Descriptions: The annexation legal description submitted with the application
(stamped on May 10, 2006, by Hugh W. Edwards, PLS) shows the property as
contiguous to the existing corporate boundary of the City of Meridian. New lellal
descriDtions showinll each of the zones recommended bv Staff and the Commission.
have been submitted to the Planninll DeDartment. have been approved bv the Public
Works Department. and are included in Exhibit B.
Special Considerations:
Master Concept Plan: The applicant has submitted a master concept plan for how the
290 acres will by-and-Iarge be developed. Staff is generally supportive of the layout of
the concept plan. Staff realizes that some flexibility is needed when developing a
property of almost 300 acres. However, Staff believes that some of the concepts
shown on the plan should be incorporated into the development. Concepts such as the
multi-family housing units along Overland Road being located between the street and
the parking for the units should come to fruition. Other concepts such as the
elementary school site and the public library site, and the accessibility of these sites
from the adjacent street layout and pathway/sidewalk connections, should also be
included/required as the phases develop.
Staff also believes that concepts not shown on the plan, including a provision for some
attached single-family and/or townhouses on the TN-R and/or R-8 lots should be
provided. A mix of alley loaded lots, attached single-family, and the more traditional
detached lots should be provided on this site to provide the variety of residential land
uses called for in both the Comprehensive Plan and the TN-R purpose statement.
Staff also believes that pedestrian connections from the future multi-family units to the
commercial uses are key to providing efficient pedestrian activity in this area. Staff is
also supportive of the street layout and believes this property should be developed in
substantial compliance with the street system shown on the Master Concept Plan.
Below, staff has listed concepts that should be included in a development agreement
for this property.
As Dart of the revised master Dlan for this eatire 290 acres. the aDDlicant
antlciDates 1.252 total residential units on this DrODertv (737 sinele familv and
51S multi-familv unitsl.1n addition to the DA Drovisions listed below. Staffis
reQUestin2 that the Council add a develoDment aueement provision that limits
the maximum allowable density and reQuires a minimum overall densitv for this
DroDertv.
Phasing Plan: The applicant anticipates constructing the subdivision in multiple
phases. The phasing plan begins at the intersection of Linder Road and Overland Road
and then continues south, and east and west. Construction is anticipated to reflect
market demand and construction needs. Staff is supportive of the market controlling
the phasing plan, but believes that some of the amenities proposed with the
development should be constructed prior to the development build out, or before too
many homes are constructed without useable amenities. Therefore, Staff recommends
that with the construction of the first phase, a 10-foot wide multi-use pathway be
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 16,2007
constructed from Linder Road to the Hew lh'erlillftl Read oark site. along the
Ridenbaugh Canal. (NOTE: The proposed CPA is also showing a multi~use
pathway within the Northwest Pipeline easement. This multi-use pathway should be
constructed with the future phases, as this project builds out.) Also, Staff
ree-fJllt1Nellds that all sf the Pllblic stYes shswlt e1l the Pl"6fNIsetl p,elilllmary pial,
Sheet /'1.9, be HnstrNetei with the.Jim phtlSe. This e6Htlitie1l will allsw 1NN11ipIe
aeeesses ;1116 I!le tle"elSjHltaft aNti im:/lldes all sf (h,mtmtl Read, all 0.,1' SSflihel'1l
WSjij aNi Ihe <<he inteMa' Mreets prspssetl with the first fiRst plat phBH. Staff
further believes that the city park proposed on Mega Lot 4, be included (platted as a
lot) with the first phase of this development.
Private Lanes: There are (at least) two private lanes that extend south from Overland
Road through this property. At least one of the private lanes, Windy Ridge, provides
access to an out parcel across the Southridge site. Staff recommends that the applicant
relinquish any interest the subject properties may have in Windy Ridge Lane and/or
Old Thorn Lane (and any other private lane easement that may encumber the subject
property). Upon annexation of either the existing homes taking access from private
lanes, staff recommends that such properties also relinquish their interest in the lane as
well. Further, Staff recommends that with the first plat submitted on Mega Lot 1 at
lellSt one of the public stub streets shown on the concept plan be provided to the
Hodges parceL Also, the conditions of approval require that platting of the lots in
the northwest corner of the project, and along Old Thorn Lane, be subject to the
vacation of the existing private lane easement(s).
Access to Arterials: Except for the public streets and driveway accesses shown on the
Concept Master Plan for this property, all other vehicular access to Overland Road,
Ten Mile Road and Linder Road should be prohibited for this site
Multi-use Pathway: On the Comprehensive Plan Future Land Use Map, a multi-use
,pathway is depicted on this property, alongside the Ridenbaugh CanaL The applicant
is proposing to construct a portion of the multi-use pathway, from Linder Road to
approximately Southpoint Way within common lots that are not adiacent to the
Ridenbau2h Canal. Near Southpoint Way. the aoolicant is oroDosinlr to construct the
multi-use pathway on the Befth south side of the Ridenbaugh Canal, UP to the re-
alimed Overland Road. Staff is generally supportive of the location of the pathway,
but believes that the entire pathway. from Linder Road to the city park site. should be
constructed with the first phase of the development (see Phasing Plan above). Also,
staff believes that the pathway should terminate near the intersection of Ten Mile
Road/Overland RoadlRidenbaugh Canal, so pedestrians using the path have a safe
crossing of the arterials.
City Park: On the Comprehensive Plan Future Land Use Map, a potential city park
site is shown on this property. The applicant is proposing to construct a City Park on
this site. The applicant has been working with the Parks Department and the Parks
Commission on the design of this park. Staff understands that the Pal'ks
Commission has an approved design for this site. (this desis;m is shown on Sheet
Ll.04 of the landscape Plan attached in Exhibit At
Amenities: A park area with a pool, clubhouse and pond is shown near the center of
the development. It appears an amenity or two are shown on Lot 5, Block 3 Gust west
of the library lot). Staff is unclear as to what this amenity is, if any, and what other
amenities the applicant is proposing at this time for the rest of the R-2, R-4 and R.8
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CITY OF MERIDIAN PLANNING DEPARlMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 16,2007
zoned areas. The applicant is proposing to improve the drain between the school lot
and the library lot, up to Overland Road, as a water amenity. Staff recommends that
the applicant address the future amenities for this development and that the
Commission and Council decide if the proposed amenities are sufficient for a
development of this size (please see Section 10 below for more analysis).
Development Agreement: See Exhihit B for City Council aDDroy~ DA nrovisions.
DOC 11-5B-3D2 and Idaho Code ~ 65-6711A provides the City the authority to
require a property owner to enter into a Development Agreement (DA) with the City
that may require some written commitment for all future uses. Because the applicant
has not submitted elevations for the multi-family units or commercial buildings, or a
list of uses that may be built in the commercial area (TN-C zones) of this
development, and to ensure that this project builds out consistent with the
Comprehensive Plan and the revised Master Concept Plan submitted with the
annexation application, Staff recommends that the applicant enter into a Development
Agreement with the City. Prior to the annexation ordinance approval, a Development
Agreement (DA) shall be entered into between the City of Meridian, property
owner(s) (at the time of annexation ordinance adoption), and the developer. The
applicant shall contact the City Attorney, Bill Nary, at 8884433 to initiate this
process. Staff recommends that the Commission and Council direct the City's Legal
Department to draft a development agreement for Southridge as follows:
1. lbat all future development shall not involve uses, activities, processes,
materials, equipment and conditions of operation that will be detrimental to
any persons, property or the general welfare by reason of excessive
production of traffic, noise, smoke, fumes, glare or odors.
2. That all future development of the TN-C and TN-R zoned lots with frontage
on Overland Road and Linder Road, be subject to Design Review approval;
that alllN-C zoned lots contain structures that are at least two-stories tall;
and that all commercial buildings in the TN-C zone be located between the a
public street and the parking lot (as shown on the original master concept
plan dated 4.15-06).
3. lbat allTN-R zoned lots and uses will comply with the recently adopted TN-
R standards adopted in the UDC (see Ordinance# 06-1241); that the TN-C
zoned area along Overland Road will include: at least 20 multi-family
dwelling units with the dwelling units being located primarily between
Overland Road and any surface parking area for the units; at least 20 attached
single-family dwellings and/or townhouse units; that a useable common open
space area (park) be provided on site; and an internal pedestrian cOIll1ection
to the TN-C zoned property to the west shall be provided.
4. TIt<< pris,. 's tHl1fe!taRSH sri/HaHN 1IpJW81tlll, nefll' legal tleserijJtiSHS f-B" the
R 2, R f., R 8, R 1$, TN C, TN R _d L 0 !lIHes be sHbmitted. Thtlt slIiti
legal deseFipll81J8 MSUltl tlepiet 8Mes e8HsUnt with the mil&'er CMeept
]11M ~l that tlte arees JH'8P8Setl 118 TN R (S8N'" f)f O,'8,I""d Retld,
west IIf ,he 611t JMree/) anti TN G '"srthwDSt s: OntnMi Raad, Harth l1f
the elHlal;) shswl be fflnH R 15., tweept fa, " SRudl "]Jaekel" [Bellied e" the
Hs,,,heast aide sf the leHl ~t ilftel-seeti8" with the Hew OYe,'lsnll R8111l
this IIF. Msllld be i81fM L O.
5. That all future development of the subject property shall be constructed in
accordance with City of Meridian ordinances in effect at the time of
development (building pennit submittal). All of the future lots shall comply
South Ridge Subdivision AZ-06-031/PP-06-031
PAGElS
CITY OF MERJDIAN PlANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 16,2007
with the standard lot size, setbacks, and street frontage requirements of the
R-2, R-4, R-8, L-O. TN-C and TN-R zones established in the UDC.
6. That the future uses and lots on this site shall conform to the District
Regulations and Allowed Uses contained in the Unified Development Code
(UDe), in effect at the time of development (building permit submittal).
7. That the applicant will be responsible for all costs associated with the sewer
and water service extension.
8. That any existing domestic wells and/or septic systems within this project
will have to be removed from their domestic service, per City Ordinance
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.
9. That prior to issuance of any building permit, the subject property be
subdivided in accordance with the City of Meridian Unified Development
Code,
10. That only one public street access, and no direct lot access or driveways, to
Ten Mile Road will be allowed on this site; that a maximum of jive public
street accesses, and up to two driveways, to Overland Road will be allowed
on this site (not including the fire station, and subject to ACHn approval);
and that a maximum of two public street accesses, and no direct lot access or
driveways, to Linder Road will be allowed on this site (subject to AeHn
approval).
II. That public street frontalle as shown on the revised master conceot olan. or
!L..cross access/ingress-egress will be provided to Parcel #S1223110500,
which is located on Linder Road.
12. That the applicant agrees to release any interest the subject properties may
have in Windy Ridge Lane and/or Old Thom Lane. That the applicant agrees
to construct at least one stub street to the outparcel surrounded by Mega Lot
I, with the first plat within said Mega lot. That the applicant agrees that they
will not be allowed to record lots that are currently encumbered by private
lane easements, until said easements are vacated.
13. That the aflplieaBt agrees ta 0aB:Stnlet eeBtm\ia\iS fl\ielie stl'eets Horn Ten
Mile Reae, OvadiH'l.Elltead and LiBder Read, that eOmtelet v;ith flash. ether as
flat't af the fu:st fiaal fllat, as flfflpesee.
14. The city park lot shall be included within the first final plat phase of this
development as shown on the revised master site ul;m; all "mega" lots shown
on the master concept plan. west of the first phase shall be annexed and
recorded as mel!:a lots with the first final plat. but no home or road
construction shall occur in this area until such time as the Ten Mile Area
Specific Plan is adopted bv the City. After such time. the mega lots may be
develooed if the new (detailed) oreliminarv and then :final plats of the me~a
lots are consistent with the adooted Ten Mile Area Specific Plan.
15. That any future buildable lot shall not be encumbered by the existing
Northwest Pipeline easement that bisects this property.
16. That the applicant has requested an alternative schedule for the construction
of the required landscaping adjacent to Overland Road, Linder Road and Ten
Mile Road; that said buffers will be constructed in accordance with the
Perimeter Landscape Requirement Plan prepared by The Land Group, Inc.,
dated 4-15-06, sheet PLR1.0; and that all landscape street buffers will be
constructed in accordance with the UDC provisions in effect at the time of
development.
17. That all intemallandscaping shall be installed as each phase final plats, prior
South Ridge Subdivision AZ.06.031IPP-06-031
PAGE 16
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REpORT FOR THE HEARING DATE OF JANUARY 16,2007
to occupancy of any structures within each phase.
18. That the applicant agrees to plat a public library lot and an elementary school
lot with the fust phase of development. NOTE: Staff has not received details
from Joint School District #2, Meridian Parks, Meridian Fire, or Meridian
Library District regarding any improvements that may be required
regarding these sites. Staff will provided the Council an update as to any
requirements that may be associated with the proposed public/quasi-public
uses.
19. That with the construction of the first phase (prior to any occupancy being
granted), a lO-foot wide multi-use pathway shall be constructed on this site
generally on the H9fth south side of the Ridenbaugh Canal, from Linder
Road to the city Dark (temporarily terminating at the city park) with the
remainder out to Ten Mile Road to be constructed with future phases as
they are brought in for reDlatting. The city will require additional multi-use
pathways alone: the Ridenbau2h Canal and/or within the northwest oioeline
easement. as the me2a lots develop.
20. That the applicant agrees to leave open and enhance the irrigation drain
located between Linder Road and Overland Road, by providing grass
seeding and two pedestrian bridge crossings. Said bridge crossings shall be
constructed between the school site and the library site, and between the
future multi-family units and the commercial uses on Overland Road.
21. That the applicant agrees to provide at least the fOllowing amenities on this
site: a community clubhouse, pool area, and tot lot on Mega Lot 4; and any
other amenities required by the Commission andlor Council at the public
hearings.
22. That the applicant construct the Black Cat Trunk through this development
the intersection of S. Linder Road and American Frontier Drive with the
first phase of this project. The invert elevation at this point shall be in
compliance with the City of Meridian's Master Sewer Plan.
23. That the applicant agrees to construct a development and public street
system on this site that is in general compliance with the submitted Master
Concept Plan, prepared by The Land Group, Inc" labeled sheet M1.0,
dated 4-15-06, with the provisions mentioned above (detailed approval of
the internal street systems will be reviewed and approved with the re-
subdivision of each mega lot). Provide a stub street to at least one of the 5-
acre lots in Val Vista Subdivision when mel!a lot 2 develops.
24. The aoolicant has a~reed to limit the hei2ht of homes on the southern
border shared with Val Vista Subdivision and Aspen Cove Subdivision to a
sinJde stOry. The aODlicant has also a2reed to orovide a 2reater than I5-foot
rear setback for the lots aloOl! the southern boundary.
2. Preliminary Plat Application: Staff believes that the proposed preliminary plat
substantially complies with the Zoning Ordinance. The comments below are primarily
geared towards the portions of the preliminary plat that will be developed, not the
"mega" lots or the future, conceptua1lots on the mega lots.
Special Considerations:
TN-R Standards: The City recently adopted standards for the TN-R district. Some of
the standards include: a requirement for all local streets to have 8.foot wide landscape
South Ridge Subdivision AZ-06..o3IJPP-06-031
PAGE 17
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THB HEARING DATE OF JANUARY ]6,2007
planters (parkway) with Class II trees and detached sidewalks. The submitted
landscape plan shows the required detached sidewalk and 8-foot wide parkway.
However, the submitted preliminary plat does not reflect an easement for the sidewalk,
as the walk will be outside of the proposed 50.foot right-of.way for the street. Staff
has concerns with this easement not being shown on the plat, as building setbacks are
measured from the back of sidewalk and the buildable area for most of the lots in the
IN-R zone are around 4,000 square feet. Staff recommends that the preliminary
plat be revised to show how much of an impact the detached sidewalk will have
on the proposed TN.R lots, by depicting the sidewalk easement on the plat.
NOTE: This is still not shown on the revised Dreliminarv DiaL
The IN-R standards in the UDC also require that all dwelling units have a minimum
of two lights at the front of the unit; all dwelling units on alleys shall have a minimum
of two lights along the alley. All TN-R standards should be complied with.
Alleys: The applicant is proposing alleys within five blocks of the development. All of
the alleys have a 20-foot wide paved area and are proposed to be owned and
maintained by the adjacent homeowners. Staff is generally supportive of the proposed
alley configurations, with one exception. The UDC, section 11-6C-3B5, requires all
alleys to be designed so that the entire length is visible from a public street. All alleys
should contain at least 16 feet of pavement within the 20-foot right-of-way and be
constructed with 28-foot inside and 48-foot outside turn radii where the alleys
intersect the public streets and where an alley curves; all alleys shall serve as fire
lanes. Further, no parking shall be allowed on either side of the street within 50 feet of
the alley entrance as measured from the centerline of the alley.
Acuss: As noted in the Annexation and Zoning section above, access to this site
should be limited to the driveways and streets proposed on the preliminary plat (as
allowed by ACHD). A note should be placed on the face of the final plats stating this
restriction,
Amenities/Open Space: UDC 11-3G-3AI requires common open space and site
amenities for developments of five acres or more. UDC 11-3G-3A2 requires one
additional site amenity for each additional 20 acres of development area. The UDC
requires 14 amenities for this development overall. Staff is unaware of how many
acres are within the detailed area of the plat, but the number of amenities proposed
appears to be substandard,
The applicant is proposing to set aside approximately 8.9 acres/13% of the site for
common open space. A micro-path in Lot 50, Block 3, "greening up" the drain
between the school lot and the library lot, and constructing a portion of the multi-use
pathway adjacent to the Ridenbaugh Canal, and the dedication of a citv Dark, make
up a majority of the useable open space/amenities for this phase of the development. A
large portion of the open space provided within this development is along the
Ridenbaugh Canal or adjacent to the streets-in planter areas, buffers, and islands in
roundabouts or cul-de-sacs. The applicant is proposing, what appears to be some type
of amenity in common Lot 5, Block 3 (across from the school and library lots). Staff
recommends that the applicant clarify, at the public hearing, what type of
ameDity(ies), if any, are proposed near the parking lot in Lot 5. Staff further
recommends that the Commission and Council determine if the open space and
amenities proposed for this development comply with UDC ll-3G-3A2.
South Ridge Subdivision AZ.06.0311PP-06-031
PAGE 18
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR TIlE HEARINQ DATE OF JANUARY 16,2007
Ditches, Laterals, and Canals: The Ridenbaugh Canal runs along the site's southern
boundary, near Linder Road, and then cuts through the property east-west. The City
bas historically not required the Ridenbaugh Canal to be piped (it would take a large
diameter pipe,) There is an irrigation drain that also bisects the property in the
northeast corner. The applicant is proposing to leave this irrigation drain open through
the site and improve it as an amenity. There are other irrigation/drainage laterals that
bisect this parcel. Per UDC 11-3A-6 all irrigation ditches, laterals or canals, exclusive
of natural waterways (Ridenbaugh) and drains being uses as a water amenity (between
the school site and the library site, up to Overland Road), intersecting, crossing or
lying within the area being developed should be tiled. Staff recommends that
exclusive of the Ridenbaugh Canal and the drain near the school and library sites, all
irrigation ditches, laterals and canals be tiled on this site.
Micro-patbs/Pedestrian Connections: The applicant is proposing to construct one
micro-path on Lot 52, Block 3, and one pedestrian walkway between the library lot
and the school lot, within this development. As submitted, there are few pedestrian
access points to the future multi-use pathway running along the Ridenbaugh Canal.
Staff believes access to the future regional pathway system is critical to its success.
Therefore, Staff recommends that an additional micro-path be provided across
Southpoint Way, Dear Southridge Drive, that connects with the future multi-use
pathway along the RidenbaUgh. Staff further recommends that additional micro-path
cOIUlections to the multi-use pathway be constructed when the mega lots develop in
the future.
The purpose statement of the TN-C zone states that it "is pedestrian-oriented, and it is
designed to encourage pedestrian connection with a Traditional Neighborhood
Residential District." To comply with tbe pedestrian-oriented statement listed
above, staff recommends that a micro-path be constructed between Block 3, and
tbe future multi~famlly units in the mega Lot 8. The proposed micro-path on Lot
52, Block 3, and all other micro-paths in the development, should be constructed in
accordance with ODC 11-3A-8. Landscaping adjacent to all micro-paths (not the
pedestrian walkway between the school and the library) should comply with UDC 11-
3B (Lot 52, between Lots 53 and 54, Block 3, does not have enough landscaping on
the sides of the pathway and will need to be amended).
The applicant is proposing to construct the multi-use pathway that is depicted on the
Future Land Use Map along the north side of the Ridenbaugh Canal. The applicant is
proposing to construct the pathway 8-feet wide; the Comprehensive Plan and the UDC
require a 10-foot wide pathway. The UDC requires a 5-foot wide landscape buffer
along the pathway. The submitted landscape plan depicts a fence directly adjacent to
the pathway; no landscaping is proposed. For safety purposes, staff recommends
that the applicant be required to maintain a 5-foot wide landscape buffer along
the IO-foot wide multi-use pathway.
Landscaping: This parcel has approximately 5,000 lineal feet of frontage on the
adjacent arterial streets. Because this is a phased development, with build-out to occur
over several years, the applicant has requested to delay the construction of some of the
landscape street buffers along Overland Road, Linder Road and Ten Mile Road, Wltil
the adjacent mega lot develops (see Applicant's submittal letter). The applicant has
submitted a visual plan for when the perimeter landscaping is to be constructed. Staff
South Ridge Subdivision AZ-Q6-031IPP-06-031
PAGE 19
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARlNG DATE OF JANUARY 16, 2007
is in agreement with this plan labeled Perimeter Landscape Requirement Plan
prepared by The Land Group, Inc" dated 4-15-06, sheet PLR1.0; and staff is
recommending that as part of the Development Agreement, this plan be adopted.
However, because the mega lots are being platted with the first phase, staff
recommends that all of the landscape buffers adjacent to the arterial streets be
platted with the first final plat. UDC 1l-3B-7C2 requires all residential street
buffers to be on a commOn lot and all commercial and other nonresidential street
buffers to be on a common lot or a permanent easement, maintained by the
property owner or the business owners association.
· Along Ten Mile Road, a 35-foot wide landscape buffer lot should be platted.
· Along Overland Road, from Ten Mile Road to just over the Ridenbaugh
Canal, a 35-foot wide landscape buffer should be platted (because the
landscape buffer is adjacent to residential zones, it should be within a lot,
not an easement.)
· Along Linder Road, a 25-foot wide landscape buffer should be platted
(adjacent to the TN-C lots said buffer lOay be within a landscape easement,
adjacent to the TN-R, R-8 and R4 lots, the landscape buffer should be in a
lot(s)).
The submitted preliminary plat should be revised accordingly. The future
landscape plans, submitted when the mega lots redevelop, will be evaluated at
that time for compliance with UDC 11-3B-7, Landscape Buffers along Streets.
The landscape plan prepared by The Land Group, Inc., on 3-15-06 & 12-14-06,
labeled Sheets L1.00, L1.01, L1.02, L1.03, and L1.04 is approved with the following
modifications/notes:
· Provide a 25-foot wide landscape buffer along Overland Road and Linder
Road, as proposed. Provide an 8-foot wide landscape planter (parkway) along
both sides of the streets within the TN-R zone, and install Class n trees within
the parkway (between the back of curb and the face of the 4-foot wide
sidewalk). The landscape buffers along the streets shall be placed in common
lots (adjacent to TN-R and R-8 zones) or in pennanent easements (adjacent to
IN-C lots). All street buffers shall be designed in accordance with UDC 11-
3B-7.
· Provide landscaping in compliance with UDC 11-3B-12, adjacent to all
micro-paths,
· Provide amenities and open space as follows; 8.9 acres (13%) of common
open space, a micro-path on Lot 52, Block 3; a mioc-e path hetweeR Lets 43
a:Bd 45, Bleak 3; a micro-path between the future multi-family units on Mega
Lot 5 and the non-residential uses in Block 3; and a micro-path between the
scho~l lot and the library lot, construct a lO-foot wide multi-use pathway
generallv along the Ridenbaugh Canal, from the eastern property line to the
O"/erlaB.d R-eall/RiEleA.baagh Canal mteFSeetioFl city park, and any other
amenities as required by the Conunission or Council.
· A written certificate of completion shall be prepared by the landscape
architect, designer, or qualified nurseryman responsible for the landscape plan
and submitted prior to City Council signature of the Final Plat. All standards
of installation shall apply as listed in UDC 11-3B-14.
Submit a landscape plan, reflecting the changes/notes mentioned above, with the
fmal plat application(s).
South Ridge Subdivision AZ.06-031 /PP.06-031
PAGE 20
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 16,2007
Fencing: The applicant is proposing to construct a six-foot vinyl fence along Linder
Road; no other perimeter fencing is proposed. A 6-foot tall black chain-link fence is
proposed adjacent to the multi-use pathway. Fencing is not proposed adjacent to the
micro-path on Lot SO, Block 3, or adjacent to the other interior common spaces.
UDe 11 3A-7A7a requires the developer to construct fencing adjacent to micro-
paths to distinguish common from private areas. Staff recommends that the
applicant clarify, at the public hearing, if any other perimeter or internal fencing
is being proposed for this development (particularly adjacent to the R-2 lots)._A
detailed fencing plan should be submitted upon application of the final plat. If
permanent fencing is not provided before issuance of a building pennit, temporary
construction fencing to contain debris must be installed around the perimeter.
Perimeter, common open space, and micro-path fencing shall be designed according to
tIDe 11-3A-7.
Common Areas: Maintenance of all common areas shall be the responsibility of the
Soutbridge Home Owners' or Business Owners' Associations.
Pressure Irrigation: The City of Meridian requires that pressurized irrigation systems
be supplied by a year-round source of water. The applicant should be required to use
any existing surface or well water for the primary source. If a surface or well source is
not available, the applicant shall coordinate with the entity providing water service to
allow a single-point connection to the culinary water system. If a single-point
connection to the City of Meridian's water line is used, the developer will be
responsible for the payment of assessments for the common areas prior to signature on
the fmal plat by the City Engineer. An underground, pressurized inigation system
should be installed to all landscape areas per the approved specifications and in
accordance with UDC 11-3A-15 and MCC 9-1-28.
Existing Residences/BuUdings: The site currently contains multiple buildings. All
existing buildings/structures that span across proposed lot lines shall be removed or
relocated prior to signature of the final plat by the City Engineer.
b. Staff Recommendation: Staff is recommending approval of AZ-06-031 and PP-06-
031, with the changes listed in this report. Among other conditions, Staffis recommending
that the applicant submit: 1) Dew annexation and zoning legal descriptions prepared by a
licensed surveyor (prior to noticing for City Council hearing); and 2) ten full-size, one 8.5" x
11", one pdf and one jpg copy of the revised preliminary plat and landscape plan that
includes all changes listed in Exhibit B to Staff by Thursday December 14 so agendes and
departments within the City can comment prior to the City Council hearing (there is an
agency/department meeting scheduled for December 15tb). On December 7Th, 2006 the
Meridian Planning & Zomnll: Commission voted to recommend approval of AZ-06-03l and PP_
06-031. On January 23M. 2007 the Meridian Citv Council voted to annrove AZ-06-03 Land pp.
06-031.
11. EXHIBITS
A. Drawingsl1. Revised Master Concept Plan (dated: 12-7.06)
2. Revised Preliminary Plat (13 pages; dated: 12-7-06)
3. Landscape Plan (5 pages; dated: 3-15-06 and 12.14.0f)
4. Elevations Dresented to the Planninll & Zoning Commission (12 Dalles)
South Ridge Subdivision AZ-06-03l/PP-06-031
PAGE 21
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 16,2007
B. Conditions of Approval
1. Planning Department
2. Public Works Department
3. Fire Department
4, Police Department
5. Parks Department
6. Sanitary Service Company
7. Ada County Highway District (Original Conditions of Approval)
8. Central District Health Department
9. Nampa - Meridian Irrigation District
C. Annexation and Zoning Legal Descriptions
D. Required Findings from Unified Development Code
South Ridge Subdivision AZ-06-031/PP.06.o31
PAGE 22
CITY OF MERIDIAN PLANNING DEPARTMENt STAFF REPORT FOR THE HEARING DATE OF JANUARY 16,2007
A. Drawings
1. Revised Master Concept Plan (dated: -l.Q. 2-1 06 12-7-06)
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR TIlE HEARING DATE OF JANUARY 16,2007
2. Revised Preliminary Plat (13 pages; dated: 11 28 Q€i 12-7-06)
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CITY OF MERIDIAN PLANNING DEPARTMENT STAfF REPORT FOR THE HEARING DATE OF JANUARY 16,2007
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CITY OF MERIDIAN PLANNING DEPARlMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 16,2007
B. Conditions of Approval
1. Planning Department
ANNEXATION AND ZONING PROVISIONS (AZ-06-D3l)
Prior to the annexation ordinance approval, a Development Agreement (DA) shall be
entered into between the City of Meridian, property owner(s) (at the time of annexation
ordinance adoption), and the developer. The applicant shall contact the City Attorney, BiU
Nary, at 888-4433 to initiate this process. Staff recommends that the Commission and
Council direct the City's Legal Department to draft a development agreement for
Southridge as follows:
1. That all future development shall not involve uses, activities, processes,
materials, equipment and conditions of operation that will be detrimental to any
persons, property or the general welfare by reason of excessive production of
traffic, noise, smoke, fumes, glare or odors.
2. That all future development of the TN-C and TN-R zoned lots with frontage on
Overland Road and Linder Road, be subject to Design Review approval; that all
TN-C zoned lots contain structures that are at least two-stories tall excent for the
D_ublic library; and that all commercial buildings in the IN -C zone be located
between the a public street and the parking lot (as shown on the original master
concept plan dated 4-15-06).
3. That alllN-R zoned lots and uses will comply with the recently adopted TN~R
standards adopted in the UDC (see Ordinance# 06-1241); that the TN-C zoned
area along Overland Road will include: at least 20 multi-family dwelling units
with the dwelling units being located primarily between Overland Road and any
sutface parking area for the units; at least 20 attached single-family dwellings
and/or townhouse units; that a useable common open space area (park) of at least
10.000 sauare feet. exc1udjn.1! Darkinl! areas and/or drainae:e areas. and inc1udint1:
some recreational eauiom.ent (e.l!. - l!8zeho with benches. BBO area tot-lot.
swimminl! DQ.Ql. clubhouse. etc.) within the ODen $DaCe area be provided on site;
and an internal pedestrian connection to the TN-C zoned property to the west
shall be provided.
4. That all future development of the subject property shall be constructed in
accordance with City of Meridian ordinances in effect at the time of development
(building pennit submittal). All of the future lots shall comply with the standard
lot size, setbacks, and street frontage requirements of the R-2, R-4, R-8, L-O,
TN-C and TN-R zones established in the UDC.
5. That the future uses and lots on this site shall conform. to the District Regulations
and Allowed Uses contained in the Unified Development Code (UDC), in effect
at the time of development (building permit submittal).
6. That the applicant will be responsible for all costs associated with the sewer and
water service extension.
7. That any existing domestic wells and/or septic systems within this project will
have to be removed from their domestic service, per City Ordinance Section
5-7-517, when services are available from the City of Meridian. Wells may be
used for non-domestic pUIposes such as landscape irrigation,
8. That prior to issuance of any building permit, the subject property be subdivided
in accordance with the City of Meridian Unified Development Code,
9. That only one public street access, and no direct lot access or driveways, to Ten
Mile Road will be allowed on this site; that a maximum of five public street
Exhibit B - Page 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 16,2007
accesses, and up to two driveways, to Overland Road will be allowed on this site
(not including the fire station, and subject to ACHD approval); and that a
maximum of two public street accesses, and no direct lot access or driveways, to
Linder Road will be allowed on this site (subject to ACHD approval).
10. That public street frontage as shown on the revised master concept plan, or a
cross access/ingress.egress will be provided to Parcel #81223110500, which is
located on Linder Road.
11. That the applicant agrees to release any interest the subj ect properties may have
in Windy Ridge Lane and/or Old Thorn Lane. That the applicant agrees to
construct at least one stub street to the outparcel surrounded by mega lot 1, with
the first plat within said mega lot. That the applicant agrees that they will not be
allowed to record lots that are currently encumbered by private lane easements,
until said easements are vacated.
12. The eity ~ park lot. clubhouse and 0001. shall be included within the first
final plat phase of this development as shown on the revised master site plan; all
"mega" lots shown on the master concept plan, west of the first phase, shall be
annexed and recorded as mega lots with the first final plat, but no home or road
construction shall occur in this area until such time as the Ten Mile Area Specific
Plan is adopted by the City. After such time, the mega lots may be developed if
new (detailed) preliminary and then final plats of the mega lots, that are
consistent with the adopted Ten Mile Area Specific Plan, are submitted and
approved by the City. No vari~ces to lot dimensions. setbacks or block lelllrths
shall be reauested bv the aoolicant as Dart of the re-develonment of the mel!a lots.
13. That any future buildable lot shall not be encumbered by the existing Northwest
Pipeline easement that bisects this property.
14. That the applicant has requested an alternative schedule for the construction of
the required landscaping adjacent to Overland Road, Linder Road and Ten Mile
Road; that said buffers will be constructed in accordance with the Perimeter
Landscape Requirement Plan prepared by The Land Group, Inc., dated 4-15-06,
sheet PLR1.0; and that all landscape street buffers will be constructed in
accordance with the UDC provisions in effect at the time of development.
15, That all internallanclscaping shall be installed as each phase final plats, prior to
occupancy of any structures within each phase.
16. That the applicant agrees to plat a public library lot and an elementary school lot
with the first phase of development. lbat the aonlicant will tile the drainalle
facility on the northern oronertv boundarv. between the.--el.ementarv scho~oLsitc
and the DubHc library lot.
17. That with the construction of the first phase (prior to any occupancy being
granted), a lO-foot wide multi-use pathway shall be constructed on this site
generally consistent with the annlicant's interconnectivitv ulan 8ft tlie SBl:lth side
of the PJdeabaagh Caael, from Linder Road-to the ~ nrivate park (temporarily
terminating at the eHy orivate park) with the remainder out to Ten Mile Road to
be constructed with future phases as they are brought in for replatting. The city
will require additional multi.use pathways that are consistent with the City's
Pathwavs Plan. Ilenerallv along the Ridenbaugh Canal and/or within the
northwest pipeline easement, as the mega lots develop.
18. That the 8pfllieaBt agrees to leave 813M ana enlJ.aftee 1:Be mgati0B drain loeated
\n~t-weeft LiBaer R-aaG and OverliHiEI Road, by pF-(rfidiBg gr-ass seeamg BaS t',;o
13eaestrian Midge OC>9&siBgs. Said A.bridge crossings shall be constructed betweea
the seheol site aad tfi.e lHIfBIY site, an6 between the future multi-family units and
the commercial uses on Overland Road, if this section is left onell and enhanced
Exhibit B - Page 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 16,2007
with lrrass seedinll. and not covered.
19. That the applicant agrees to provide at least the following amenities on this site: a
community clubhouse, pool area, and tot lot; and any other amenities required by
the Commission and/or Council at the public hearings.
20. That the applicant construct the Black Cat Trunk through this development the
intersection of S. Linder Road and American Frontier Drive with the first phase
of this project. The invert elevation at this point shall be in compliance with the
City of Meridian's Master Sewer Plan.
21. That the applicant agrees to construct a development and public street system on
this site that is in general compliance with the submitted Master Concept Plan,
prepared by The Land Group, Inc., labeled sheet M1.0, dated 4-15-06, with the
provisions mentioned above (detailed approval of the internal street systems will
be reviewed and approved with the re-subdivision of each mega lot). Provide a
stub street to at least one of the 5-acre lots in Val Vista Subdivision when mega
lot 2 develops. Said stub street shall be located near the west orooertv line. Also.
orovide a oubHc stub street to e.ither. Parcel #S1223233905 orJiS1223234100 to
the west. when Mella lot 2 develoos. NOTE: In accQrdance with..ACHD oolicv.
the aoolieant should include_1Wllrualle at the temnorarv tenniuLQf these stub
streets that state that the roadwavs will be extended in the future (oortiQns of the
fences will have to be removed to accomolish this).
22. The applicant has agreed to limit the height of homes on the southern border
shared with VaJ Vista Subdivision and Aspen Cove Subdivision to a single story,
with a maximum heieht of 22 feet (measured from either the mid ooint of the
front of the lot at the too back of curb. or the mid noint of the rear of the.Jo.t
(whichever is more restrictiv~). to the aversQ'e heimt of the hil!b.est roofsurfacet
The applicant has also agreed to provide a greater than -M-2Q foot rear setback
fOT the lots along the southern boundary. The aooHeant has al::io....alrreed. and shall
be reauired. to construct a solid 6-foot tall masonrY fence adiacent to the lots in
Val yjjta Subdivision and ASJlen Cove Subdivision. orior to issuance of buildinQ:
Dermits within the first Dbase of the develonment.
23. The annHcant shall be reauired to construct a minimum of 1.000 residential
dwellimr units on the orooertv and a maximum of 1.2.52 residential dwellinll unit~
on the nronertv. unless otherwise snecifieallv approved bv the Citv Council
thmullh subseauent annlicatiollS.
24. The anDlieant shall comn1v with all adouted state and federal air and dust
narticulate emission standards. The annlicant shall make all reasonable attemnts
to abate (mitillate) dust settlinQ' on adiacent nronerties llenerated bv the
develooment of the nronertv. The aunHeant shall keen a water truck on site at all
times. unless otherwise allowed bvauthorized city staff. and the anolicant shall
use said truck to abate the emission of dust.
25. With the develonment of the villaQ'e center atili.er1and Road and Linder Road.
the aonHeant shall incomorate and build at least one transit stoo. inc1udinll
benches and covers. The aoolicant shall incomorate and cons..tnw.t.iular.k..and ride
area near the nronosed fire station and Ten Mile Road.
26. Prior to the sill11sture of the first final olat. the annlicant shall submit and obtain
City Council aooroval for. a develooment aereement modification that nroooses
soecific and detailed architectural guidelines for this develooment that address
(at a minimum) variety in structures within a block. buildinQ' mass. buildinll
materials. rooflines. colors. and architectural styles.
27. The annlicant shall work with ACHD to aliQ'll Overland Road to accommodate
develonment of the Prather nronertv to the west (across Ten Mile Road),
Exhibit B - Page 3
CIlY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT fOR THE HEARING DATE Of JANUARY 16. 2007
1.1 SITE SPECIFIC REQUIREMENTS-PRELIMINARY PLAT (PP-06-031)
1.1.1 The revised preliminary plat, prepared by The Land Group, Inc., dated 11 28 06 12-7-06 is fief
approved. The appliGaBt shall seeat tell full size, OBe lU" J[ 11", eRe paf and oae jpg Stlfly af
the :Fe"AseEl prelimiMry plat aftEllaBEiseape plan. that inelaaes all ehaages listed. Belew, te Staff by
TharsElay Deeemaer 14 All comments and Development Agreement provisions of the
accompanying Annexation and Zoning (AZ-06-031) application shall also be considered
conditions of the Preliminary Plat (pP-06-031).
1.1.2 BKeet9t fer Mega Lot 4, a All of the proposed Mega Lots shall be included within the boundaries
of the first fmal plat for this property. Exeept for Mega Let 1, aAlI ethef Mega Lots shall be
designated non-buildable lots on the face of the final plat.
1.1.3 Include .Uega Let 4 the etfy orivate Dark site as a buildable park lot within the fmal plat of the
fIrst phase. DesigR aDd. eeBsttaefteR af the 13l'Ell'flSea eity park sB.olila ae ee8fEHBatee v:ith the
MerieiaB PariES DepartlBeDt.
1.1.4 With the Hf5t flflill plat, e!:;onstruct Overland Road, from Linder Road to Ten Mile Road, as
proposed on the preliminary plat (subject to ACHD approval). With the fIrst fInal plat, construct
Southern Way from Overland Road to Southpoint Way (subject to ACHD approval).
1.1.5 Revise the preliminary plat to show how much of an impact the detached sidewalk will have on
the proposed TN-R lots, by depicting the sidewalk easement on the plat. (Staff has concerns with
this easement not being shown on the plat, as building setbacks are measured from the back of
sidewalk and the buildable area for most of the lots in the TN-R zone are around 4,000 square
feet. The submitted preliminary plat does not feflect an easement for the sidewalk, as the walk
will be outside of the proposed 50-foot right-of-way fOf the street.)
1.1.6 All TN-R zoned dwelling units shall have a minimum of two lights at the front of the unit; all
dwelling units on alleys shall have a minimum of two lights along the alley. All TN-R standards
should be complied with.
1.1.7 All alleys shall be designed and constructed in accordance with the standards listed in UDC 11-
6C-3B5.
1.1.8 Place a note on the face of the :final plat, restricting direct lot access to Overland Road, Ten Mile
Road and Linder Road.
1.1.9 As amenities for the first phase, set aside approximately 8.9 acres/13% of the site for common
open space; construct a micro--path in Lot 52, Block 3; "gees llI''' the Eh=ai:B. eetweeR tile selleal
lot aHa the library lot; construct a lO-foot wide multi-use pathway lZeneral1y adjacent to the
Ridenbaugh Canal (maintain a 5-foot wide landscape buffer along the lO-foot wide multi-use
pathway), and dedieate a eity construct a nrivate park. Construct any additional amenities that
may be required by the Commission and Council.
1.1.10 Per UDC 11-3A-6 all irrigation ditches, laterals Of canals, exclusive of natural waterways
(Ridenbaugh) and drains being uses as a water amenity (Betweea tke sehe81 site Me the Hhfary
site, 1:113 te Over:l.aae R-eae), intersecting, crossing or lying within the area being developed should
be tiled. Staff recommends that exclusive of the Ridenbaugh Canal aad the Eka.-in Beaf the sekeel
saliaRUy sites, all irrigation ditches, laterals and canals be tiled on this site.
E~ibit B - Page 4
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARlNO DATE OF JANUARY 16,2007
1.1.11 Construct a micro-path on Lot 52, Block 3, and one pedestrian walkway between the library lot
and the school lot, within this phase of the development. With the development of me2a lot 3.
~onstruct a micro-path across Southpoint Way, Beaf Se1:ltliridge Drive, that connects with the
future mu1ti~use pathway along the south side of the Ridenbaugh. Construct a micro-path between
Block 3, and the future multi-family units in Mega Lot 2.. All micro-paths in the development
shall be constructed in accordance with UDC 11-3A-8. Landscaping adjacent to all micro-paths
(not the pedestrian walkway between the school and the library) should comply with UDC 11-3B
(Lot 52, between Lots 53 and 54, Block 3, does not have enough landscaping on the sides of the
pathway and will need to be amended).
1.1.12 The landscape plan prepared by The Land Group, me., on 3-15-06 and 12-14-06, labeled Sheets
L1.00, L1.01, L1.02, L1.03, and L1.04 (regarding the buildable lots in the fIrst phase) is approved
with the following modifications/notes:
· Provide a 2S-foot wide landscape buffer along Overland Road and Linder
Road, as proposed. Provide an 8-foot wide landscape planter (parkway) along
both sides of the streets within the TN-R zone, and install Class II trees within
the parkway (between the back of curb and the face of the 4-foot wide
sidewalk). The landscape buffers along the streets shall be placed in common
lots (adjacent to TN-R and R-8 zones) or in pennanent easements (adjacent to
TN-C lots). All street buffers shall be designed in accordance with UDC 11-
3B-7. .
· Provide landscaping in compliance with UDC 11-3B-12, adjacent to all
micro-paths.
· Provide amenities and open space as follows; 8.9 acres (13%) of common
open space, a micro-path on Lot ~, Block 3; a mier-o fJatk eetweea Lots 13
aad 45, :Sleek 3; a micro-path between the future multi-family units on Mega
Lot ~ and the non-residential uses in Block 3; and a micro-path between the
school lot and the library lot, construct a 10-foot wide multi-use pathway
aleag ate PddeBB8l:lgh CaB&!, from the eastern property line to the 0i.'er1aaB.
RtladlRide.nhaagli Canal iBteFS0sb.OB eH-v Dark site. and any other amenities as
required by the Commission or Council.
· Per UDC 11-3B-1O, the applicant should work with the City Arborist, Elroy
Huff, on designing, adopting, and implementing a protection and mitigation
plan for the existing trees on site.
· A written certificate of completion shall be prepared by the landscape
architect, designer, or qualified nurseryman responsible for the landscape plan
and submitted prior to City Council signature of the Final Plat. All standards
of installation shall apply as listed in UDC 11-3B-14.
1.1.13 Staff is in agreement with the Perimeter Landscape Requirement Plan prepared by The Land
Group, Inc., dated 4-15-06, sheet PLR1.0; and Staff is recommending that as part of the
Development Agreement, this plan be adopted. Because the mega lots are being platted with the
first phase, Staff recommends that all of the landscape buffers adjacent to the arterial streets be
platted with the first final plat, but not constructed until the adjacent area develops. UDC 11-3B-
7C2 requires all residential street buffers to be on a common lot and all commercial and other
nonresidential street buffers to be on a common lot or a permanent easement, maintained by the
property owner or the business owners association.
· Along Ten Mile Road, a 35-foot wide landscape buffer lot should be platted.
· Along Overland Road, from Ten Mile Road to just across the Ridenbaugh Canal,
Exhibit B - Page 5
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT fOR THE HEARING DATE OF JANUARY 16,2007
a 35-foot wide landscape buffer should be platted; a 25-foot wide landscape
buffer should be platted along Overland Road where it is not an entryway
corridor (adjacent to the 1N~C and L-Q lots said buffer may be in an easement,
adjacent to the TN-R and R-8 lots, the landscape buffer should be within a lot.)
· Along Linder Road, a 25-foot wide landscape buffer should be platted (adjacent
to the TN-C lots said buffer may be within a landscape easement, adjacent to the
TN-R, R-8 and R410ts, the landscape buffer should be in a lot(s)).
The submitted preliminary plat should be revised accordingly. The future landscape
plans, submitted when the mega lots redevelop, will be evaluated at that time for
compliance with UDC 11-3B-7, Landscape Buffers along Streets.
1.1.14 In accordance with UDC 11 3A-7A7a, construct fencing adjacent to micro-paths to distinguish
common from private areas. A detailed fencing plan shall be submitted upon application of the
fmal plat. If pennanent fencing is not provided before issuance of a building permit, temporary
construction fencing to contain debris must be installed around the perimeter. Perimeter, common
open space, and micro-path fencing shall be designed according to UDC 11-3A-7.
1.1.15 Maintenance of all common areas shall be the responsibility of the Soutbridge Home Owners' or
Business Owners' Associations.
1.1.16 An underground, pressurized irrigation system shall be installed to all landscape areas per the
approved specifications and in accordance with UDC 11-3A-15 and MCC 9-1-28.
1.1.17 All existing buildings/structures that span across proposed lot lines shall be removed or relocated
prior to signature of the final plat by the City Engineer.
1.2 GENERAL REQUIREMENTS-PRELIMINARY PLAT (PP-06-031)
1.2.1 A detailed landscape plan, in compliance with the landscape and subdivision ordinance and as
noted in this report, shall be submitted for the subdivision with the final plat application(s).
1.2.2 Sidewalks shall be installed within the subdivision and on the perimeter of the subdivision
pursuant to UDC ll-3A-17.
1.2.3 All areas approved as open space shall be free of wet ponds or other such nuisances, unless
otherwise deemed an amenity. All stonnwater detention facilities incorporated into the approved
open space are subject to UDe 1l~3A-18 and shall be fully vegetated with grass and trees. Sand,
gravel or other non~vegetated surface materials shall not be used in open space lots, except as
pennitted under UDC 11-3B. Where the applicant has submitted a preliminary landscape plan
and where staff has reviewed such plan, the landscaping shall be consistent with the preliminary
plan with modifications as proposed by staff. If the stormwater detention facility cannot be
incorporated into the approved open space and still meet the standards ofUDC 11-3A-18, then
the applicant shall relocate the facility. This may require losing a developable lot or developable
area. It is the responsibility of the developer to comply with ACHD, City of Meridian and all
other regulatory requirements at the time of final construction.
1.2.4 Coordinate fire hydrant placement with the City of Meridian Public Works Department.
1.2.5 Stairs failure to cite specific ordinance provisions or terms of the approved annexation and
conditional use does not relieve the applicant of responsibility for compliance.
Exhibit B - Page 6
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 16,2007
1.2.6 Preliminary plat approval shall be subject to the expiration provisions set forth in UDC 11-6B-7.
2. Public Works Department
2.1 Sanitary sewer service to this development is being proposed via extension the planned Black Cat
Tnmk. The bid for phase 3 of the Black Cat Trunk has been awarded and is planned to be in
Overland Road by April 07'. However this property is currently not serviceable and the City of
Meridian does not guarantee service in the timelines established in the unC.
2.2 No temporary or interim lift stations shall be allowed on this site.
2.3 The applicant shall be responsible to install the Black Cat Trunk through this project to the
intersection of S. Linder Road and American Frontier Drive with the first phase of this project.
This condition can be rescinded by the City Engineer if documentation is submitted that proves to
his satisfaction that this condition is unattainable.
2.4 The applicant shall be responsible to upsize the leg of the lateral trunk being routed through to the
southwest comer of this project at Ten Mile Road. The size needed is being determined now
through ongoing modeling exercises.
2.5 No sewer manholes or water valves shall be allowed in landscape islands. If mains are routed
Wlder the islands then no trees or other fIxed vertical obj ects shall be allowed.
2.6 Meridian Public Works specifications do not anow any large landscaping within a five foot radius
of water meters. The applicant shall make the necessary adjustments to achieve this separation
requirement and comply with an landscape requirements.
2.7 All water meters located in common driveways shall be constructed of traffic rated materials per
City of Meridian Standard Specifications.
2.8 The applicant shall install sewer mains to and through this development; applicant shall
coordinate main size and routing with the Public Works Department, and execute standard forms
of easements for any mains that are required to provide service. Minimwn cover over sewer
mains is three feet, if cover from top of pipe to sub-grade is less than three feet than alternate
materials shall be used in conformance of City of Meridian Public Works Departments Standard
Specifications .
2.9 Water service to this site is being proposed via extension of mains in the intersection of Overland
and Locust Grove. The applicant shall be responsible to install water mains to and through this
development, coordinate main size and routing with Public Works.
2.10 Due to the topography of this site, this property will lie within two different pressure zones. The
applicant shall be responsible to install a minimum of two pressure reducing vaults/valves.
2.11 Due to the fact that there is no existing feed for the new high pressure zone being created by this
development, the applicant shall be responsible to install a booster station, and donate a well site
on the south side of the Ridenbaugh Canal, location to be coordinated with the Public Works
Department. This condition may be rescinded by the City Engineer if subsequent development
provides the feed for this zone.
2.12 Any potential reimbursement agreements must comply with all requirements of City Code 9-1-13
and 9-4-19, which includes the preliminary agreement (which includes footage, size, and depth of
reimbursable pipe) being finalized prior to construction plan approval. The detailed agreement
with the reimbursable amount shall be approved by COWlcll prior to plat signature.
2.13 The applicant shall provide a 20-foot easement for all public water/sewer mains outside of public
right of way (include all water services and hydrants).
Exhibit B - Page 7
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARJNG DATE OF JANUARY 16.2007
2.14 The applicant has not indicated who will own and operate the pressure irrigation system in this
proposed development. If it is to be maintained as a private system, plans and specifications will
be reviewed by the Public Works Department as part ofthe construction plan review. A "draft
copy" of the operations and maintenance manual will be required prior to plan approval with the
"final draft" being required prior to final plat signature on the last phase of this project.
If it is to be owned and maintained by an Irrigation District then a letter of plan approval shall be
submitted prior to scheduling of a pre-construetion meeting.
2.15 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
SOUfce of water (UDC 11-3A-6). The applicant should be required to use any existing surface or
well water for the primary source. If a surface or well source is not available, a single-point
connection to the culinary water system shall be required. If a single-point connection is utilized,
the developer will be responsible for the payment of assessments for the common areas prior to
signature on the final plat by the City Engineer.
2.16 All existing structures not meeting setbacks or the dimensional standards outlined in the UDC
shall be removed prior to signature on the final plat by the City Engineer.
2.17 If the sidewalk is not fully contained within the right.of-way the applicant shall dedicate
additional width to the public utilities, drainage and irrigation easement along the right-of way.
The additional width needs to be sufficient to allow fOf 10 feet of easement past the sidewalk.
2.18 Any existing domestic wells and/or septic systems within this project shall be femoved from
domestic service per City Ordinance Section 9-1-4 and 94.8. Wells may be used for non-
domestic purposes such as landscape irrigation.
2.19 Per UDC 11-3A-6 all irrigation ditches, laterals or canals, exclusive of natural waterways, that
intersect, cross or lie within the area being subdivided shall be covered. Plans will need to be
approved by the appropriate irrigation/drainage district, Of lateral users association (ditch
owners), with written approval or non-approval submitted to the Public Works Department prior
to plan approva1. If lateral users association approval can not be obtained, alternate plans will be
reviewed and approved by the City Engineer.
2.20 A drainage plan designed by a State ofIdaho licensed architect or engineer is required and shall
be submitted to the City Engineer (Ord. 557, 10-1-91) fOf all off-street parking areas. Storm water
treatment and disposal shall be designed in accordance with Department of Environmental
Quality 1997 publication Catalog of Storm Water Best Management Practices for Idaho Cities
and Counties and City of Meridian standards and policies. Off-site disposal into surface water is
prohibited unless the jurisdiction which has authority over the receiving stream provides written
authorization prior to development planapprova1. The applicant is responsible for filing all
necessary applications with the Idaho Department of Water Resources regarding Shallow
Inj ection Wells.
2.21 Street signs are to be in place, water system shall be approved and activated, fencing installed,
drainage lots constructed, road base approved by the Ada County Highway District and the Final
Plat for this subdivision shall be recorded, prior to applying for building permits.
2.22 A letter of credit or cash surety in the amount of 110% will be required for all uncompleted
fencing, landscaping, amenities, pressurized irrigation, sanitary sewer, water, etc., prior to
signature on the final plat.
2.23 All development improvements, including but not limited to sewer, fencing, micro-paths,
pressurized inigation and landscaping shall be installed and approved prior to obtaining
certificates of occupancy.
2.24 Applicant shall be required to pay Public Works development plan review, and construction
Exhibit B - Page 8
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 16.2007
inspection fees, as determined during the plan review process, prior to signature on the final plat.
2.25 It shall be the responsibility of the applicant to ensure that all development features comply with
the Americans with Disabilities Act and the Fair Housing Act.
2.26 Applicant shall be responsible for application and compliance with and NPDES Permitting that
may be required by the Environmental Protection Agency.
2.27 Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Anny Corps of Engineers.
2.28 Developer shall coordinate mailbox locations with the Meridian Post Office. Where mailboxes
are located on or near sidewalk the applicant shall comply with all American with Disabilities Act
requirements for unobstructed sidewalk access.
2.29 Compaction test results shall be submitted to the Meridian Building Department for all building
pads receiving engineered backfill, where footing would sit atop fill material.
2.30 The engineer shall be required to certify that the street centerline elevations are set a minimum of
3-feet above the highest established peak groundwater elevation. This is to ensure that the bottom
elevation of the crawl spaces of homes is at least I-foot above.
2.31 One hundred watt, high-pressure sodium streetlights, on 25' pole shall be required on all public
residential streets. Two-hundred and fifty watt high pressure sodium streetlights, on 30' pole
shall be required on subdivision entrances and collector roadways. Design of the streetlights shall
be approved by the Public Works Department. Decorative lights require a streetlight agreement
on file with Public Works prior to activation. All streetlights shall be installed at subdivider's
expense. Typical locations are at street intersections and/or fIre hydrants, and no further than
400' distance in between locations. Final design locations and quantity are determined after
power designs are completed by Idaho Power Company. The street light contractor shall obtain
approval from the Public Works Department, and permit from Building Department prior to
commencing installations.
3. Fire DepartmeDt
3.1 One and two family dwellings will require a fire-flow of 1,000 gallons per minute available for
duration of 2 hours to service the entire project. Fire hydrants shall be placed an average of 500 feet
apart. International Fire Code Appendix C.
3.2 Acceptance of the water supply for :fire protection will be by the Meridian Fire Department and water
quality by the Meridian Water Department for bacteria testing.
3.3 Final Approval of the fire hydrant locations shall be by the Meridian Fire Department.
a. Fire Hydrants shall have the 4 W' outlet face the main street or parking lot aisle.
b. The Fire hydrant shall not face a street which does not have addresses on it.
c. Fire hydrant markers shall be provided pef Public Works specifications.
d. Fife Hydrants shall be placed on comers when spacing pennits.
e. Fire hydrants shall not have any vertical obstructions to outlets within 10' .
f. Fire hydrants shall be place 18" above finish grade.
g. Fire hydrants shall be provided to meet the requirements of the lFe Section 509.5.
h. Show all proposed or existing hydrants for all new construction or additions to existing
buildings within 1,000 feet of the project.
Exhibit B - Page 9
CITY OF MBRlDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 16.2007
3.4 The phasing plan may require that any roadway greater than 150 feet in length that is not
provided with an outlet shall be required to have an approved turn around.
3.5 All entrance and internal roads and alleys shall have a turning mdius of28' inside and 48' outside
radius.
3.6 All conunon driveways shall be straight or have a turning radius of28' inside and 48' outside and
shall have a clear driving surface which is 20' wide.
3.7 Provide a 20-foot wide Fire Lane for all internal roadways all roadways shall be marked in
accordance with Appendix D Section D103.6 Signs.
3.8 Requirements for dead-end fIre apparatus access roads that are between 500' -750' in length. The
roadways shall be built to Ada County Highway Standards cross section requirements and shall
have a clear driving surface, available at all times, which is 26' wide. Streets with less than a 35'
street width shall have no parking. Streets with less than 39' shall have parking only on one side.
These measurements shall be based on the face of curb dimension. Special approval required
over 750' IFC Table D103.4. The roadway shall be able to accommodate an imposed load of
75,000 GVW.
3.9 For all Fire Lanes, provide signage "No Parking Fire Lane".
3.10 Insure that all yet undeveloped parcels are maintained free of combustible vegetation.
3.11 Fire lanes and streets shall have a vertical clearance of 13' 6". This includes mature landscaping.
3.12 Operational fire hydrants, temporary or permanent street signs and access roads with an all
weather surface are required before combustible construction is brought on site.
3.13 To increase emergency access to the site a minimum of two points of access will be required for
any portion of the project, which serves more than 50 homes. The two entrances should be
separated by no less than V2 the diagonal measurement of the full development.
3.14 Building setbacks shall be per the International Building Code for one and two story construction.
3.15 The roadways shall be built to Ada County Highway Standards cross section requirements and
shall have a clear driving surface, available at all times, which is 20' wide. Streets with less than
a 29' street width shall have no parking. Streets with less than 33' shall have parking only on one
side. These measurements shall be based on the face of curb dimension. The roadway shall be
able to acconunodate an imposed load of 75,000 GVW.
3.16 Commercial and office occupancies will require a fire-flow consistent with the International Fire
Code to service the proposed project. Fire hydrants shall be placed per Appendix D.
3.17 \The proposed 206-1ot subdivision with an estimated 2.9 residents per household would have a
total estimated population of 597 residents at build out. The Meridian Fire Department has
experienced. 2612 responses in the year 2004. According to a report completed by Fire &
Emergency Services Consulting Group our requests for service are projected to reach 2800 in the
year 2005 and 3800 by the year 2010.
Exhibit B - Page 10
CITY OF MERIDIAN PLANNniG DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 16,2007
3.18 The office/commercial lots lots will have an unknown transient population and will have an
unknown impact on Meridian Fire Department call volumes. The Meridian Fire Department has
experienced 2612 responses in the year 2004. According to a report completed by Fire &
Emergency Services Consulting Group our requests for service are projected to reach 2800 in the
year 2005 and 3800 by the year 2010.
3.19 The fue department requests that any future signalization installed as the result of the
development of this project be equipped with Opticom Sensors to ensure a safe and efficient
response by fire and emergency medical service vehicles. This cost of this installation is to be
borne by the developer.
3.20 Maintain a separation of 5' from the building to the dumpster enclosure.
3.21 Provide a Knox box entry system for the complex prior to ol;cupancy.
3.22 The first digit of the Apartment/Office Suite shall correspond to the floor level.
3.23 All aspects of the building systems (including exiting systems), processes & storage practices
shall be required to comply with the International Fire Code.
3.24 All portions of the buildings located on this project must be within 150' of a paved surface as
measured around the perimeter of the building.
3.25 Provide exterior egress lighting as required by the International Building & Fire Codes.
3.26 Where a portion of the facility or building hereafter constructed or moved into or within the
jurisdiction is more than 400 feet (122 m) from a hydrant on a fire apparatus access road, as
measured by an approved route around the exterior of the facility or building, on-site fire hydrants
and mains shall be provided where required by the code official. For buildings equipped
throughout with an approved automatic sprinkler system installed in accordance with Section
903.3.1.1 or 903.3.1.2 the distance requirement shall be 600 feet (183).
For Group R-3 and Group U occupancies, the distance requirement shall be 600 feet (183 m).
For buildings equipped throughout with an approved automatic sprinkler system installed in
accordance with Section 903.3.1.1 or 903.3.1.2, the distance requirement shall be 600 feet (183
m).
3.27 All R-2 occupancies with 3 or more units shall be required to be fire sprinklered.
3.28 There shall be a fire hydrant within 100' of all Fire Department connections.
3.29 Buildings over 30' in height are required to have access roads in accordance with Appendix D
Section DI05.
3.30 Emergency response routes and fire lanes shall not be allowed to have speed bumps.
3.31 Pool chemicals shall be stored in compliance with the International Fire Code.
3.32 Buildings or facilities exceeding 30 feet (9144 mm) or three stories in height shall have at least three
means of fire apparatus access for each structure. (Remoteness Required)
Exhibit B - Page II
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR lHE HEARING DATE OF JANUARY 16,2007
3.33 Buildings or facilities having a gross building area of more than 62,000 square feet (5760 m2) shall
be provided with two separate and approved fire apparatus access roads. Exception: Projects having
a gross building area of up to 124,000 square feet (11520 m2) that have a single approved fire
apparatus access road when all buildings are equipped throughout with approved automatic sprinkler
systems. (Remoteness Required)
4. Police Department
4.1 The pedestrian access to the proposed clubhouse/community entrance is not well-dermed. The
applicant shall submit a revised landscape plan that uses walkway paving materials and
landscaping to alert motorists to the pedestrian traffic.
4.2 Any interior fencing shall allow visibility from the street or shall not exceed four feet in height if
solid fencing is used.
4.3 The proposed development does not offer natural surveillance opportunities of the public areas.
Prior to the next public hearing, the applicant shall meet with the Police Chief and/or Planning
Staff to discuss features that increase visibility, including but not limited to: doors and windows
that look out on the public areas, front porches, and adequate nighttime lighting. The site plan
and/or landscaping plan shall be revised in accord with those discussions.
4.4 The proposed plat design encourages high.speed, cut-through traffic. The applicant shall work
with the Ada County Highway District to provide traffic calming design to decrease travel speeds
on Southern Way.
4.5 The proposed landscaping creates a hiding spots between Rio De Plata Court and Southern Way.
The applicant shall submit a revised landscaping plan that affords greater visibility of the area
from public areas such as a street or parking lot.
4.6 Provide lighting along pathways.
5. Parks Department See memo to Mavor and City c.olln(!U dated .Januarv 23. 2007 for
additional comments.
5.1 Standard for Mitigation of trees: The standard established in the City of Meridian Landscape
Ordinance (UDC 11-3B-1O) will be followed.
5.2 Standard Plan for Protection of Existing Trees during Construction: The standard established in
the City of Meridian Landscape Ordinance (UDC 11-3B-1O) will be followed.
5.3 Pathway and Trail standards: The proposed pathwayand/or trail shall be constructed in
accordance with the Meridian Park Department's requirements.
5.4 Standard for City to assume Maintenance of a, section of Pathway: The pathway must connect
from one major arterial to another, and either an easement or ownership deed must be granted
before the city will assume the maintenance of any section of pathway.
5.5 Minimum acreage standard for City Park: The City is willing to develop and maintain
Community Parks. Urban Parks, and Neighborhood Parks. Neighborhood Parks will be reviewed
Exhibit B - Page 12
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUAkY 16,2007
on a case-by~case basis. The City may choose to maintain neighborhood parks at an acreage of
seven acres or larger. It will be the responsibility of private homeowner groups or associations to
develop and maintain the smaller mini parks and some Neighborhood Parks in their subdivision
that the City does not maintain.
6. Sanitary Service Company
6.1.1 Please contact Bill Gregory at sse (888-3999) for detailed review of your proposal and submit
stamped (approved) plans with your certificate of zoning compliance application.
7. Ada County Highway District (Original conditions of approval)
(NOTE: The conditions below are based on the original plat layout, Dot the revised plans)
Site SDecific Conditions of Aporoval
1. If the applicant does not enter into an agreement with the District for the reconstruction of
Overland Road, at a minimum the applicant will be required to construct a left turn lane for the
site entrances on Overland Road.
2. Dedicate 54-feet of right-of-way from the centerline for Linder Road abutting the site for the fust
500-feet south of Overland Road. The right-of~way dedication will taper to 48-feet for 300-feet.
Dedicate a total of 48-feet of right-of-way for the remaining frontage on Linder Road. Coordinate
the exact right-of-way dedication with District Design and Right-of-Way staff. These right-of-
way widths anticipate that a detached sidewalk will be constructed within the right-of-way. The
applicant will be compensated at fair-market value for the right-of-way that is dedicated which is
in addition to the existing ACHD right-of-way.
3. Construct a 5-foot detached concrete sidewalk on Linder Road abutting the site. The sidewalk
shall be located a minimum of 5-feet from the future back-of~curb location. If the sidewalk is
located outside of the right-of-way, the applicant will be required to provide an easement for
public use of the sidewalk.
4. Dedicate 54-feet of right-of-way from the centerline for Overland Road abutting the site for the
first SOO~feet west of Linder Road. The right-of-way dedication will taper to 48-feet for 300-feet.
Dedicate a total of 48.feet of right-of-way for the remaining frontage on Overland Road.
Coordinate the exact right-of-way dedication with District Right-of-Way staff. These right-of-
way widths anticipate that a detached sidewalk will be constructed outside of the right-of-way.
The applicant will be compensated at fair-market value for the right-of-way that is dedicated
which is in addition to the existing ACHD right-of-way.
5. Construct a 5-foot detached concrete sidewalk on Overland Road abutting the site. The sidewalk
shall be located a minimum of 5-feet from the future back-of-curb location. If the sidewalk is
located outside of the right-of-way, the applicant will be required to provide an easement for
public use of the sidewalk.
6. Dedicate a total of 48-feet of right-of-way from centerline for Ten Mile Road abutting the site.
The applicant will be compensated at fair-market value for the right-of-way that is dedicated
which is in addition to the existing ACHD right-of.way.
Ellhibit B - Page 13
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARV 16,2007
7. Construct a 5-foot wide detached concrete sidewalk on Ten Mile Road abutting the site, located a
minimum of 41-feet from the centerline of the right-of-way.
8. Construct a full-access commercial street, Spanish Sun Avenue, to intersect Overland Road, a
minimum of 600-feet west of Linder Road. The 600.foot measurement shall be the distance
between the location of the new STOP bar on Overland Road (at its widened intersection with
Linder Road) to the near edge of the new commercial street.
9. Construct a full-access residential collector, Southern Way, to intersect Overland Road
approximately 1,760-feet east of the existing centerline ofTen Mile Road (measured centerline to
center line).
10. Either relocate Sunridge Drive to intersect Linder Road adjacent to the out parcels north property
line as a full access, OR construct a private driveway to intersect Linder Road approximately
460-feet south of Overland Road (measured .centerline to centerline). The private driveway
would be required to be restricted to right-in/right-out by means of a raised concrete median on
Linder Road.
11. Construct a full-access commercial street, American Frontier Drive, to intersect Linder Road
approximately 1,300-feet south of Overland Road (measure centerline to centerline)
12. Construct a full-access residential collector, Timberwood Drive, to intersect Ten Mile Road,
approximately 2,120-feet south of the existing centerline of Overland Road at the site's south
property line, as proposed.
13. Construct the fOllowing roadway segments as residential collectors with 36-foot street sections
(vertical curb, gutter, and 5-foot concrete sidewalks) within 50-feet of right-of-way. These
roadways shall have no on street parking and no front on housing:
· Timberwood Drive from Ten Mile Road east to its intersection with Southern Way.
. Southern Way from Overland Road to a point approximately 460-feet southeast of its
intersection with Timberwood Drive.
14. Construct Southridge Drive as a 36-foot residential collector with vertical curb, gutter, and 5-foot
concrete sidewalks from the roundabout intersection with American Frontier Drive south to
Heavy Timber Drive. This roadway segment shall have no on street parking. Tbis roadway
segment shall be designed to accommodate 2-travellanes and 2-on street bike lanes.
15. Construct Southridge Drive as a residential collector with vertical curb, gutter, and 5-foot
concrete sidewalk from Heavy Timber Drive to Southpoint Way. This roadway segment may
have on street parking on the west side ofthe roadway only. This roadway segment will be
designed to accommodate one parking lane, 2-travellanes, and 2-on street bike lanes.
16. Redesign the proposed five residentiaIlots on Southridge Drive north of its intersection with
Southpoint Way site so that no lots will take direct access to Southridge Drive.
17. Construct the following roadway segments as commercial roadways with standard 40-foot street
sections (vertical curb, gutter, and 5-foot concrete sidewalks) within 54-feet of right-of-way
unless other wise noted below:
. Spanish 800 Avenue from Overland Road to Sunridge Drive.
Exhibit B - Page 14
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 16,2007
· Sumidge Drive from Spanish Sun Avenue to Linder Road.
· American Frontier Drive from Linder Road to Southridge Drive.
· Southridge Drive from Spanish Sun Avenue south to the roundabout intersection with
American Frontier Drive.
The following internal commercial roadway segments shall be constructed to accommodate one
parking lane, a center turn lane, and 2-travel lanes with on street parking restricted to one side of
the roadway.
· Southridge Drive, from Spanish Sun Avenue to a point north of the splitter islands for the
proposed round about (this location will have to be coordinated with District Traffic
Services staff).
· American Frontier, from Fannington Drive to Woodhouse Avenue, on the south side of
the roadway.
18. On street parking will be restricted on the following roadway segments:
· Spanish Sun Avenue
· Southridge Drive and American Frontier Drive adjacent to the proposed elementary
school site.
· Southridge Drive and American Frontier Drive on the segments leading into the proposed
roundabout.
. Southern Way
. Timberwood Drive
19. Construct the internal residential streets, with the exception of Rustic a Street, as 37-foot street
sections with rolled curb, gutter, and 5.foot concrete sidewalks within 50-feet of right-of-way, as
proposed.. Provide a minimum 24.feet (face-of-curb to face-of-curb) between the proposed bulb-
outs at the local street intersections. Provide written approval for the bulb-out designs from the
Meridian Fire Department. Coordinate the exact design of the proposed bulb-outs with District
Traffic Services and Development Review staff.
20. Construct Rustica Street as a 29-foot street section within 42-feet of right-of-way, as proposed.
Receive written Fire Department approval for the reduced street section. Parking will he
restricted to one side of the roadway.
21. Re-design the proposed alleys in Blocks 3 and 4 to remove the proposed 90-degree curve.
Construct all the internal alleys as 20-foot wide paved public alleys.
22. Construct the following stub streets as proposed:
. First stub street to the south, Woodington Avenue, located 80-feet west of Linder
Road (measured property line to centerline).
. Second stub street to the south, Woodhouse Avenue, located 146-feet west of Linder
Road (measured property line to centerline).
· First stub to the west, Rio De Plata Ct, located nO-feet north of the south property
line (measured property line to centerline).
· First stub to the northwest, Soutbpoint Way, located 1,200-feet north of the south
property line (measured property line to centerline).
· Second stub street to the northwest, Heavy Timber Drive, located 1,680-feet west of
Linder Road (measured property line to centerline).
Exhibit B - Page 15
CITY Of MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR TIlE HEARING DATE OF JANUARY 16,2007
23. Construct the five cul-de-sac turnarounds with center landscape islands with a minimum 4S-foot
turn radius and a 29-foot street section on all sides of the center landscape islands.
24. Coordinate the design of the proposed roundabout at the intersection ofSouthridge Drive and
American Frontier Drive with District Traffic Services staff.
25. Submit the bridge plans for the two crossings ofthe Ridenbaugh Canal (Southern Way) for
review and approval prior to the pre-construction meeting and plat approval.
26. Resubmit the preliminary plat to demonstrate compliance with the site specific conditions of
approval. This will be required prior to the District reviewing construction plans.
27. Other than the access specifically approved with this application, direct lot access is prohibited to
Ten Mile Road and Linder Road and shall be noted on the fmal plat. The access restrictions for
Overland Road will be determined upon future preliminary plat submissions.
28. Comply with all Standard Conditions of Approva1.
E. Standard Conditions of Approval
1. Any existing irrigation facilities shall be relocated outside of the right-of-way.
2. Private sewer or water systems are prohibited from being located within any ACIID roadway or
right-of.way.
3. All utility relocation costs associated with improving street frontages abutting the site shall be
bome by the developer.
4. Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the
construction of the proposed development. Contact Construction Services at 387-6280 (with file
number) for details.
5. Comply with the District's Tree Planter Width Interim Policy.
6. Utility street cuts in pavement less than five years old are not allowed unless approved in writing
by the District. Contact the District's Utility Coordinator at 387-6258 (with file nwnbers) for
details.
7. All design and construction shall be in accordance with the Ada County Highway District Policy
Manual, ISPWC Standards and approved supplements, Construction Services procedures and all
applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the
State of Idaho shall prepare and certify all improvement plans.
8. The applicant shall submit revised plans for staff approval, prior to issuance of building permit
(or other required permits), which incorporates any required design changes.
9. Construction, use and property development shall be in conformance with all applicable
requirements of the Ada County Highway District prior to District approval for occupancy.
Exhibit B - Page 16
CITY OF MERIDIAN PLANNING DEPARTMENT 81 AFF REPORT FOR THE HEARING DATE OF JANUARY 16.2007
10. Payment of applicable road impact fees are required prior to building construction in accordance
with Ordinance #200, also known as Ada County Highway District Road Impact Pee Ordinance.
11. It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The
applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The
applicant shall be required to call DIGLINE (1-800-342-1585) at least two full business days
prior to breaking ground within AClID right-of-way. The applicant shall contact ACHD Traffic
Operations 387-6190 in the event any ACHD conduits (spare or filled) are compromised during
any phase of construction.
12. No change in the tenDS and conditions of this approval shall he valid unless they are in writing
and signed by the applicant or the applicant's authorized representative and an authorized
representative of the Ada County Highway District. The burden shall be upon the applicant to
obtain written confirmation of any change from the Ada County Highway District.
13. Any change by the applicant in the planned use of the property which is the subject of this
application, shall require the applicant to comply with all rules, regulations, ordinances, plans, or
other regulatory and legal restrictions in force at the time the applicant or its successors in interest
advises the Highway District of its intent to change the planned use of the subj ect property unless
a waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect
at the time the change in use is sought.
8. Central District Health Department
8.1 After written approval from appropriate entities are submitted, we can approve this proposal for
central sewage and central water.
8.2 The following plans must be submitted to and approved by the Idaho Department of Health &
Welfare, Division of Environmental Quality: central sewage and central water.
8.3 Run-off is not to create a mosquito breeding problem.
8.4 It is recommended that storm water be pre-treated prior to discharge to the subsurface to prevent
impact to ground water and surface water quality. The engineers and architects involved with the
design of this project should obtain current best management practices for storm water disposal
and design a storm water management system that is preventing groundwater and surface water
degradation.
9. Nampa & Meridian Irrigation District
9.1 No comments received
Exhibit B - Page 17
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006
C. Annexation and Zoning Legal Descriptions
II
TlIB i..um CJlO\I p. JNC,
May 4.2006: .
~ NC). 05021
Legal JXiaQiption
~p Stlhdivision
290.87 'acres.
EXBiBIT ';'A"
A triet of~ sin&ated in 1M Narth One. Half and the 'NOrtheast One Quarter of'ihe
SOutheast One .Quarter.ot ~ 23. Township J Notth, Range 1 WeSt, Boise Meridian.
Ada ~0JIDty. ldibo. described .. foIl9W.:
CommcDcii:1g at _..ftMm4 5/1-inc:h steclpin m~~entiug the N~:~ of.s'aid
S(cdqn 23 ~ ~ cerdatine ofLiDdtr Itoad being-the POINT'oj;' BEonOONa.
-~ (oUowiq the..~ UJioof~d.SeCtJon 23. aDd. the' centerlineJ1f said
Liader ~~ SoUth 0004'1 '28- West a diStanct -of639.61 feet (Q, 'afi,lUIu1'SI8-inch
steel pin;
1'beb.Ce leaving said eailedy Iiac: ud 'slid' centatiDe. Nodh 8~ 19!41" West a
diStanec ,of 199.25 feet to a fuuod' $/I-ineh lltccl pia;
Thenlle South 00"4,1'26" West ,.distaftce',of250.OQ tect.to .'point; _
'I'heDce'$outh ~1I19'4111 &st a distance ofli)9.2S feet to a found Sl8-incb steel
pm on said easterly'iim -said, ccntctlinc; . '- ,
~ fbllowittg - easterly line Indsaid' centeriin. South 001'41 '28" West a
diItance of 1.14l'.O4 feet to a point;
:1'bencc 'cavUm said ~ylillc d.liij1:cenlelliDl:, Narda ~)'(i2" West.a.
_cli... 01'283..72 teet toa point on the .ecntcdiH ortbe ~baugIJ Qanal..
~ ful1Qwing the centcrJiae ohaid Ridenbaugh CIU1III,1bc ~olloWin8 fift~
~;
323.51 fCet foIiowins 'the arc of a non; tangent eurvo to'dIe le~,lla~, ~e
"-vina.a:radiua:of~}.24 feet, ~ cCqtraIlDBIe ~f29"21(51 ~.I,l::~hord:
bellrinc dfNorth 44043'07" We8t"and a chonI dilllace ofl19..98 (cettO'8
point;.
NcxthS9"S9'27" Westa-distM'ee:of?3.72 teet to i poin~
90.21 fiIet-,foIlOwiDg the arc a circul~ curw to ... '..., said -clIrVe having..-
radius of 120~OO feet.--a ClCldb1ll anile of 43004'24". a d:dd.beJiriDg of
NOrth8io31~" WtStaiid aCh01d~ ot"10 feet'io'ap6int:
Soutb'76I1SBm. West a ctiscance-of-93.79 fi:et to a,pobtt;"
83.95, ,. toUoWbti ihe,~ ~ ~m.VIar ~urve'to !be..' 'Said cUrVe having
a mdiUs-onOftOo teet, allCtltnd llI3gle of' 4r06'06i1 ~ a -chord beaftng of
NOnh-79"(M,r4a'II' West-imci a .~ 'iijstanceq.f .1.$t fe$ t9 a pPmt:
,
~~,.J"'~iJQIIlf~.~f-~"b~.~~.
46;11'. Sbanl,DdYe,Sre. I~..... r.w.o n\1' .p~,9l9,;,~l p aoa.~.M45. _,.h::'~"" ,,_
'G:\))D~\OS02I\"'IIII~~IJ'~\u....06Il$G~':'~~d~
~ .-- ..~~.__.~~...,'w .r_._._......._,.................~_ ~...~___ _ w. ......,*.._.~u___~...........~______~__~.~~~_____
Exhibit C - Page)
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2,2006
. : ~
_I
TNI'! I.AND r..OUl'.INC
NOrth 54"57'45" West 8 dilltancc of 108.31 feel to a point;
90.18 feet~lowi~ the'an; a cirCular curve to the l&\ft, s8id curv~ baving a
ridius of '12t.l,OO ftet; a central angle or 43"oi'30". a chord bear;ing of
North 76029'30" West and, 8 chorddistaoce of 88.07 feet ill a poil)t;
South ~1 "58'45" WeStll distance 01380:01 feel to a point;
160.45 teet following the arc a circular cutVe 19' the feR. said 'CUrve haw&-,
a radius of 150.00 feet;n central angJeof 61"~ '112,", a choriLbearing, of
SoUth '51~O'09" We8t,and a chord di8~ of 152;91 f~ to apoil1t:
South 20041'33" W~ 8 di!o1ance ofl16.91 feet (0, apoim;
262~ 75,~ lollowing the an: a drcular cutVe to the right, saUd cuC\"e'
having a radius of 420.00 feet. a central angle of 3 S"SOl36..., a chQn.I
~ngof South '38036'51 " west Bild ~ cho~ diStance of 2511.48 tc~t to a
point';
South 5.6"32'09" West a dis1.allCf;of34~.s1 f~to a point;,
166:04 fec:t: followma the arc' ~ circuJar I,1IUVe to the right, said CUfVe
ba\'ing 8 radius ot64.63 feet. a ccntrahmgle of 14'7"12'00",8 ~hurd
bearing ofNortb 49"5\'SP West.l,U\dacbord distance of 1~4"OO feetJ:o a
~int:
North 23,044'15" EMu distance of 142.00 feet to a ~
North 32"'06'19" Em a dislMcc:' of2 1 9.113 feet to, a pOint on the'soutberly
, line oftbe NorIh ODe .Htlif of said Section '23;
thence 1eavmg said,c:entcdinclUld fuUo~n~ said sol.l~rly line, ,
NorIh ~9"02'S6~" W~l a c1iSwl1l:c. of 712_43' feet to a fOWld SIB-moh .steel pin
mOl1wrientlng the Center One Quarter'()f:said Section Z3;
The~ t~lju~ said 8Ql.ltherfy line; North X9004'17" west 8 distance-of
1.8U.Olleet tl.)a fiJund,112-incl:I steel pin;
T.hence leaving ~ lKllSthcrly line, North 22"09'32" West a ~istance of520.19
feet to' a found 112-incb _1 pin; -
'(hence North 89'16'OS"WcSt a di&tfU1c:;c 0(630.49 fed 10 a poilu on th~\\'esterlt
line ofsaid $cdion 23 on the ~D~Unc:ofT~ Mile R.o,d; , , ,
~c;e following the ~1,)' line' oj' said Section 23 llIId, the ccnterl:ine ~f said
TeD Mile Road. North OQ"S~19" Hasta di~ of 1.510.78 feet ki a,point:
~l:C 'leaVing !I8id~.y Une and said cemerUac. SouthB9"03'31" East'a
,distance of25.oo feet 10 8 paint;
"~enoe :Soutb 34011'Qi"' Eam a di~ of 255. 7~ feet to a wiot;,
'fbe.rK;c SOuth 21 "08'47" foUt a ilistanCe of141.89' feet to a poW,;
thence South 2la46'S2" Eat a distance of 332.62 ~ to Spainl;
Thence ~onh 01 ~24'08u:East ~' cijstance ~f i 1 LBo teet 10' apom~
Thence'Nonh 05"20'23",E8stadistance,of20L34 teet to a point;:
'Th~ North 13"H)t4j"'~ a disl.llDCt:,of 1:38;68 r. to a'Poiot;'
Tbcnce North 2~o99'07" West Ii di~ ot" 330;77 (eet to a pciint;
,
J~A.d.:l_~"tjj,~ .cw~. ;-(;1/"(:-,#1.. .~.G"';'~"
~ ft, Shoa: o.n~.~~ too. f!.ilal<.,ldohnll14\16 "I'2OIl,93!l..404l"P ...939,444S". ~
Ci\200S\OW1\dgillM:y\jllb numbtr\..\dMiA \r ~I"\ 1 J,,_~OS02I-'cJ.ilui:
t'
Exhibit C - Page 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2,2006
.'
II
THlll.iUtD,GRO"i".., INC.
Thc;ncc Nortb 14"OJ'47"Wcstadistancoofi73.94 feet tqapj)int;
Thence N~ 1301I'S8" East,ac#staptci ofl66:~l feello ii PQii:rt;
TbCDtt,Norlb 37000'03" E8.'ll.a'distanceofI49.62 feel. to a point on tbe northerl~'
tipi: of said Seclioo"23 and the-cenrcrline:ofOve,dand.'Road;' - , , '
.l1tel'lCe fOUO~A8 the oora.Jy llile ,if said Soonon 23 aDd ~Icentedine nt~said
Ovuland R(;ad. SOuth OOlS'2T' F..ut.(l, diStance ofl.024.4S feeUa:,a"/ollIid 5/8,-
inch~) pin monwne,ntiDg the:; \Vest One Si.l(teeDtb C~r of-said S~iion 23
and ~~tion l4.T()wnsbip,~ N~)rlh,-R8Dgc ,I West. Boise Meridian;
Thence foUoVlting said nortboriy line and sai4 centdrUne.,soutii 89014'2S" bast II
disIance o( 1.326.,1 5 feet to a ("und bnJS!l cap DiocUlllf:liting the North-One,
_ Quartet of iiai4 Section 23; -
Thl;':nce fOllowing said northetiy-line ItIId:Sald Centerline, 'South' 890 J9'41,'" Eiist' a
lli$tancc of 665.,41 :r~l It! a. point;
Thence leaving saJd northerly line llnd said ce~rline, South 00038'49" Wl:h1a
distance of 888.62.feet to '8 fOlll1(l Sl84tichsteell>in~
'1 'hence Somh 89"19'29" llastll distanceM 250.00 feet ~o around 5/8.;noo stl'lel
pIn;
Thence North 00"38'49" EHst a distance oUS8.64 teer to a point on, said northerly
lii1c,and said centerline; .
'I~ce foJIQwing'said northerlyline"andsaill C;e1lterlinc, South,8~"1!1.4-I-"'F;ast a
disl8n~ of 1:.7-46:32 feet- the POIN'T'OJ: BEGl'NNlNO.
The abovc-dc!IcribCd tnic:-t of land eon\aii1s 297.0j- acres; more or'less-; subject to Wl
eXisting easements, and iigi1ts-of~wIl-Y.
EXcunNG 1'IIEUIROM:
A tract ~naild situated in the Not1hwe"i One Quarltr ofoie Northwest 'One, Quarter (If
SeCtion it Township.1 North, Ranle 1 West, B()Be Merictian. A~ County. Idaho,
de$cribedas JollowlI:
('~ing at 81bund bnI5l!l cap motlt:uTumting' the Northwest Comer <,)1' said sectioh
2J.mende ~!loWing !he nOtthQrly line prSaia'~ortliwesl,One Quaiter,of'tbe'Northwclil
One Quiu1er, South 89"15'27" East II diStance of ~.125.68 reetto~ pOint;
1'bence leaviog ~~ no~y, line, SD,Wh 00"44'3,:3" West D. dii,tancc ()f3'96.34 fecuo a
point on tbe CCIUOi'lil)Cotthc Ridlmliau!dt Canal, being the POiNT OF BEOINNING.
Thence following the cenlerl~ of said ~:i4ei1baugh ClinaJ the tollowin~,two
co'unics:
SouIIJ:7J037'SO" liaafadittlancc 0:053.03 feel to -a pomt;,
,
.~ ~ . Sift "."..' .CJr;IE...... · <oII{l,"t$I1..... .,,~ -Gn#ir (~~.
"li:l,1!.. !latE D.;.... Sl~, 100. J.. Idsho 1I3c.16 -I' 208.93!l.4IK1 F .9')\l.4445. _,l""~~pui.l;.wm
(j:\2OllS\O!;tl2'l \ll& ~\inh '"""bo!t\_"'dmia\l--"l\"r;\U,-OliOSOf~_lK02fanller.lJi..:
)
Exhibit C - Page 3
CITY OF MERJDIAN PLANNING DEPARTMENT STAFF REPORT fOR THE HEARING DATE OF MARCH 2,2006
,-
1.1
TilE UNO GlWtl~. INC.,
Sputh 63"4&'13 ",East a 'distance of 58.44 feet 'to a,point, on th~ easterly line,
:of said Northwest One Quarter of the North.... One' Qtiartl::/: ; ,
Thence leavina sa$dceDterline and following .said easterly. liDe.
~)utJ;J 0.0"41'25" WeSt a distance of 8$4.34 (eet to a fOund S/87in-ch sl~l pin
tt\obwnenting the Southeast Comer of said Nartb\WSlOiW Quarter vf the
NQrthW0810ne.QUitter; , ' ,
T~ leaving said easterly line and following 1he southerly line of silid
N~)J'thwesfOne Quarter()fthe'Nonh~t One ,Quariet, NOrth 89"()9'38~ West a
distaJ\Ce of 4$Q,.OO feel to ,a Point ' .
'fbern:cleavir)g said southerly line, N011h, ,OW46'43" East a dlsbun:e of jn2:18 Jeet
to ~,point; ,
ThCriCc N:"ortb 65"j9'49" East iii disranoo of 276.09 ~ l~ 'a p6iflt;
Thence'North. OO,"~'43\' 1!.a.~t a distllljc:C'lJf 50.It71 t<<;1 to the POINT ()F
BEGINNING. '
~liIb()vtl6descri!Scd tr~t of land colitaihs 6.16 acres, more or less. subjecttonlJ eXi.!ttiJig
eUerm.'f.lls,Md riShts-ol~\VllY, '
The UltW ,atea ofsilid p,an:el conwns,:L90.81'3crcs. more or tess. subject to 'wi, existing
ePemCllt!l and rights-of-way.
Prepared B;r.:
'TIm l..ANp GROUP.)NC.
462 E. SHORF. DRlVE,-SUlTE 100
EAGLE, IDAHO 836t'6
2~8693C)..4041
20869394445 (FAX)
B~~ AP"'~~L ,_
JUN 0 5 2006
ME~IDIA" POBue
WOFtl<S DEfT.
,
~"A;r,,*-. j"':;'~.... airrlEl.,p..... (i!'! C'ottNI...... v ~ .t;;~(~",.~...
.w,!. F.. sll_lirivt. SllO. 100. ~,~ ja616 . -p 2Oll:iI,59AIMI fi 2D8.?S').4445...,.,... thd"'vJ~nin"'<:\im.
G'\200;\'051l21~1f4l'~\i<b ~'A~\4It0lj'.,I.J.. .~jlS02t.....".td.ic
,4
Exhibit C - Page 4
CITY Of MER.IDJAN PLANNING DEPARTMENT STAFF REPORT fOR THE HEARING DATE OF MARCH 2,2006
I
I
II
~ ...
oecember 11.2006
Projl!(lt ,No. ,0502!
Lep Deeeription
SouWldge Subdivision
Rezo~ !Q .tN.c
20.71- 8,tres
'TiI.t. u.Nn ~.oUl", INC.
.0
EXllD.lfI .. A"
A 1ra!=t of Illrld for tezone purposes ~ed in the North One RaJf oime Northeast -One'
QUenerQf-Section ,23. TownShip 3 Nonb. R.l1nge. 1 W~tt '89,IM ti,teridiari,.. Ad~:Counly.
Idabo. descnDed.. ,tl:I~lows: '
'BEO,1lffllNO at a found Sl8.iDch 'teelpin m.oJl~dns tbcNortbeBst C01'!lef of said
Seetion23' on tIie,.terline.Of$. Lind~ R~d;
Tbe.nce foJlowiag the,easterly line of ~jd seetiOii 23 and the ceIlterlig~ of Silid S.
LiDdCr' ~ SOaith 00"41 '26" 'Wau diS.ce qf 639.6 j ~:t<> i folA1ci 5/s;'inoh
$led pin. .&om'which a found $18-mclh.St~1 pift~ins'1M'E8stOlle,
Quart.,. of said section 2) bcarsSouthoOo041 'i6" W.o. d.istaDce:of2;O.11 ,06
feet;
1lumce l~viDg _d ~erly liJ1e 8Ild .Ji8id Cen~l'line, North 89"1.9~41" Weat a
di~ of 199~S re,et to a finitld' S/.8.inch steel pin;
~ SOuah OCP.4I,'Uil Wesla'ctistance 01224.62 feet to a poii11;
Thence North 62009'27"' Wdtl1 ~1anCe of .379.49 Ioct to ..pOlin:
~'North..4go16'00" West a di_ce of341,92Ceet to. a poiiu;
~.f\lortb se14~44" Wlista WstamleofSO.06 fcellO I poilu:
Thence'Nol'lh 47"3 1'10" Wolitadis_ClC of214.73 ~ to.. poir#;
Thence ~tb4O"01'54" w..~~ Of 119,~6 feet to apolrn.;.
1'bcilce StNth ~~'S4" West. a distance of38.74 .feet 10 a point;
Thonce Soudt 541139'26- West a ~ of 50.00 feet to a pOUlt;
~ U 72 teet follOWing the. arc ,ofa 0011 tanalld cuive ~ ~ ri~'" said 'c~e
hav~.:a r3ttiui of 135.;&0 feCI. s. centtai.arigle,ot'3SGI 9'1 g.... a chQrd bCarlng.Dr
. Soldh 01012'25" West.Ud.a. chord distance.of 82.40' feet loa point; .
.Thence South 18~S2'04H West a .distane~ of 13.0$ tce.t, to "poiIl~
Thence souUlwctlltrly 31 ~.. feel f9U~~~ ~ .-cot,iuircwaa:'ClutVC to the right;'
saidcurw.bBviDIa1'l!fius,bf98,3S (ceiia c=craI angle 0(21043'11 ". a chord
!:>>earioS'9l'SOutIJ 2g04a'3.9. Weat and,'a,ohoJd dlsCaDce o"7.06,ket to a.)X>inl;
Thence N~ ~9"~.s'46'\ West a dj~:9f24.88 fiiet to ,'poin~;
Th.enceNortb~059'3&" W.est. distanCe of 10.$7 Aet'to.a point;
,
~~.SiIc""",.QIIf'~'W(c.wI~.~'~'('-.1.-~,.
46iJI,:~,.Dri.cj$!<:.l00,I~"ICIMo~U,. P1Gltll)ll.4041 F2ll8.9U"u45.. -'~~""-"'':'"
O:\C~I~\J~Allt ........rcrI~~\Ad..\I...\lUI61J11~osml~~ '
'1, ~,"~.,_.__",~"".,.".~_.,,,,,,_'~_~'_"_""~' _...,~ .._........~h'..,~_,_. .".'.,_' II!~.'." ..,,,.-."'.......'~ ..."................._...__.______.~~......_~~_,_____f......~.,
Exhibit C - Page 5
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR TRE HEARING DATE OF MARCH 2,2006
II
'tile ,1..A~'lS, Ga&v_p, 'N\.:._
Theq~ northwesterly 198.86 f~l folkrWiI1& the arc:-ofa cirowar ~~,e to lhdeft.
~id ctIlVe :hllving uadiua 0(425.00 feet. 'a centraJ an~of 26048' i .. ; a chord;
bearin. orN~b Soo2:3'S4~ weSt And it chord distanc;e ot fin. OS feet 10 t' point;,
Thence North 63048'09- Wesf a distance of 223.27 feet to,a point;
Thence westerly '62.82 teet following l/Ie arc of a'circUlar ~ to' the; left, said
CUrYC havfus a radiU$'of 425.00 .feet, ,IlGential angie 0108"28'06" . '. chOrd bearing_
~fNOIt~ 6800tIT W..-nd a chord distance of62.76 f~ to a PQint: -
Thence Soutll. 1~43'4S" We:;t & distance of 100.00 fe~,t,oapqint~'
Thence 6$.0 1 feet.tQUowirlg #Ie' arc tiC a iioft bangeat, $\U'Veto ,the left,. _id curve
having IHadiUsof 325.00 feeto-a central angle-oflloS9'2J lOt ,a'chonlbearing of
NoIdt 78"lS'SS"Wesl and 8 chord ,distance of 67.88 r.'fa a point; ,
~~ North OO"4O''''9''''8ast adistinCel:lf3-3iS~4S reet to i poh,tfon ,me_norlhi::rly
line of ~d ,SeCtion '2.3, and -t~'~nteflirie,of W. O,verllU1d ~j
Thence fbllo.wlnSl8ld northerly line and said centcrline. South '89" 19'41 ... East a
diStance of 1.746.17 (eet to ,the- poINT OF BE(JINNINO_
..c
The abOve ,desCribed araetofJand'contains 20.71 aCl-et, mlJrv (K' less. subjei;:( to all
existina C8.gements and rights-or-way.
Pmpaied fly:
THE LAND OROUP,-lNC.
4~ E. sHoRE DRIVE, StnTE 100
EAGLE, IDAHO ~616
208-939.4041 "
208-939-444'5 (FAX)
~""-
\ .
B'f. .'
OEClU ~'
~~
~"
"
~~ o.r.~"O ~B""" ~Clf:c-..r"",..",. &;--:V o-G'''''''''t--i.i;..
4GZ1t Sh"'" "A~~ i~...... i.~,8;"fll. Pf1llll;91~-'llMll',._",.+Ws .'_ d~"I';""'I~~
o"c:,\I)\l~I,,'r...q,~ct'lD-.\"\A""'JA,'ll'II\lJ...ll6l.til..~~_~I~"~
2
Exhibit C - Page 6
.cITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006
f
i.
I'
I
II";
- 1
'rHB t.oIlNl)' C.llOtJ.l'. 'Nt.:.
I
'"
,.
..
l>ecem~er 12, 2006 '
Project NO. 05021
Legal Description
Southridse Subdjvlslon
RaOno to R,-2
jS.21 acres
EDBBIT "',A"
^ lract'oflmdJo, ~e purposes situated in the South One Halfof,tho'North OlieEaJf
of~tion 2,1~ T~hip 3 Notlh;,~ 1 w.~t. &b.e Mcddiln. Ada' County, Idaho,
desCribed, as follows: ' ,
ConuDeJlClng'ah fou,nd brais cap mOnumentirig. ~ West One Quarter ohaid Sedion 23.-
on thecenternne of S. Ten MlIo.Jlba4;
TheJ:wc .followin. ~ westerly litw oC ~d $ectiOD 23 and die' centfli'liAA cSf Said S. Ten
MileRclad, North 00"56'16- East lldiStanc.ebf~7~.3.6 feet.to .:poin~,itom.whjcb a round
S/B-incb StcdpiJ). moriillnentins ihe If<mh One Sixteectb COmer common '10 saidOScction
23 8nd SeCtian22. Township 3 North, Rtmge 1 Vl~ Boise Mendian ~ '
North 00"56'16" Easl!! diltaJl!\lO Qf 838.34 ft$.; ,
Thcnt.eleavu;g $aid ~y line anc:j said ,<;eIiterlino. South 89"l6'08"'J~ast.a distance of'
630.49 fectto the POINT OP aBOINNiNa.
Thence South 89"40'35" East a distance ,of ]82,.4'2 Coot to a pOmk
'TberJce SouLli 21 ""20']0" Ea$i a'distance of 247 ,65 feet to . poiIn;
'1"hCi\ee s'oWbeuterly 175.65 feet following 1bc a~ 9f a ci~laz: wrv~..to th.e left.
saidcurve.baving a i'adius of 146.82 .tl!et,:acentrelqle of68032'47". fc~td
bearjng of Sou.th SSCl36~j3;' East ,jilDd,a ~ord dl~ :of,l6s:J~ fecI 10 a pOil11;
Tbeftce South 89"03'34" East Ii,distance of 88,) :$7 feet'to a point;
Thence easlerly 119.69 feet fOllowing the are <?f . oln:uJar 't:,UNe tolj.te'l~~. said
CUJ'VC; baYilig a radi~ of 150.00 feet, a~ an&le of 45C143'07", a'chord 'bearing
of'Noith 68"04'52" &It md .8 chord distance of J 16.S4 filet to a J!Qhit;
'Thence NOr1J) 45"13i18" Bast a.diSmnce'o(71.S2 feel to . poi~!->
Thence South 46"10'53" BasI a di~'of..B9.s2,feet to a PO~l;
"QIeoce eulerly 111.94 feet ,fOllowiag the'.,-c. of II cift:Ular ~ to tM'}eft, said,
i::~ bavj~ a. ~ius of ISO;OO'fcet, II central angle of 4:z<'45'24~I, acboni ~liril)g;
of South 67"40'52" East t1Dd acllOrd di~ of ~09.36 _:\.0 ~ point;
Thence South 8~03'~" Jla5t a djslaJi~ of 204..56 ~ to a point;
1l'Mmce:uOrtheaSterIY"7.S2.fcel.following the arc ota ciraul&rcucve to the.left,.
said.curve bavlDl'8 ~D$ of55.00., a: central angle of91~,10'32\8:cpord
beaMs of~ 4so~I'1 0" East'and' aj:hord4i~ of 7S;S*"feet 1<l' ,il ~iJil;
,
~.Air/iiIJtIMIr -Si/,./'Ttimic "a.IIs.p.;.;._c.,c-,~~~.GrIIii~~
462 u. slweDriYil,SIIl. "'00. ~ IcWio~"II"~_")9.4lMll:_m....! ...I....~"1I\i..c"'....
'Q \cAO\Baalcraillirlw ,..dtr.\0Sll21\i\""\~'JLG6121~1h"Q5G31.Jt~~"
Exhibit C - Page 7
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2. 2006
/,
:,1
"
I'
TIU UNO -Gll()Ul\ lNC.
-ThenccNorth':00,~14'06" West a djstan~ of 112.00 feet lO'!l,p,olnc
Thence 183.59 feet following the:; an: ~f a non tang~t e~ tp'the righi, sili,d
curve havina ~ nidi~ of 483.,98 feet. a,~traJ aqleof21 0....'05". achoRJ'beRling
of North 72058'52- W:-es~ .and a chord distance oft B2.SO t.t 10 '. p~lnt.
ThcoOG,217.SO feet following,the 8l'C of a .pound'cwv:e lb, ~ righl; said ,cur,';'!!"
having a radius of21S~OO feet. 11 central 'Ingle of ~ryJ~S41t. a~otd bearing ~f
North 38n4'S3"West.aad a dioid Clistinuof-22'I.06 t'eeUo a point; ,
Therice 538.04 feet following thc aRl of teverse GUrve kp the, ietl. Said 'CUf\I!:
havin. uadius of iso.OO,~.,a cen~ angle ot369tli03'\ a ChOrd ~gof
North 32:"5O'5r Weslind,achorddistB.ncc,ofS29.10 teel to'apoillt;
T'heilce'Nonb j9'>>01'()~"-East a'distancei)f75.0~ fcot to'lI point; ,
Thence North 14038'04" East, 'l ~ of J 3.0.00 fiB to li ,p<:.int;
~ South 8.0009'32" Ei&1'8 distance of 97.30 feet to a point;
Thence South 2s"35'()4" Bast a distance of 45.73 foct to, I point;
Thence South i96SS'SS. EaSt, a diSlan~ of8S.38 feet fO,. ))Oint;
Thence South' 6'F3S'34. Eaata. dislance IJf 112.36 foct to' a pOU,i~
Therice North 20011'27" S- a dfsilncil,ot 103.27 feet to a pomt;'
ThenCe SOuth 12~11'28. .East,a distance ot 172.81 tost to a poin,~l'
Thence easterly 77.62 feet Mlowfni the arc of a,~ cur:vc tQ lhe-Jefi. said
curve having,. ~us 0'80.00 C.'1i. Centr,aJaagiel3f.5.S035'2Si" It Chord, ~g
ofNotth-79D~~SQ.1!ast and 8'cbonl di~ce'o'74.61 feet to a point;
Thence South 'JS007'20" East a distance of 122,50 fee'l to:a pomt;',
lbc:nce North 86"31'-43" Bast a_d1stan~",r 190.50 feet"to a paiDt <ii:l'_th:e:centei-1h'l~
'cifthe Ridenbaugh Caqa);
ThenPe lOlIQwinglbe eenterliiu: of said Rldcnbauah Canal the ,(ollow,jng :cle~n
-CO'U1'lleS:
,Thence Sot.db P:J028'11" East a distancc of3;Sfi feet to a point;
Easterly 167.39 feet (ollQ~ti1c arc of a circular \(urv'e to"tbdeff. ~~
<:urveha.ving a radius of7Q.OO ft:C:t.a.~ qle,of 13'7~'42.,,",elll.ini-
beating of South 71058':38" East.-and a Chord distance of J30.26 feetto a
poirit; , , .
Thcnc.r: North 3~H'Ol" Ease a,dlSUldCO of 141.01 '~kni poInt:"
EaS,itr1, 232.80 feet falJowmg tilt: arc of'a cirCular wrvC to th\l right" said
eurve hlviftt a radiUl ofl30.00 rtlSt, a ceatraI-aasIe, of 102036'12'\ a-
chord bcarins of'South 8!Jol O'S~. East and ~ cbo~ distance '<!'f 7,(J2;9Uee,1
to . POint; ',.
~ SOuth 37052'41';_ East"a dfStaoa: of 369.31 ,&:let to a point; .
,
~~'~SI/f~"~~",.G.fc.-",..6'~"~~"~
.t62 F.. $M>.cQriv.f,. _ 111lp~ l!faho bI,llI- P 398.""4041 ,. .",.4445 . ~ ~,p~nl~<<,...
. .00\CAD'&Wo,~~05t.WI1\.\dMl'I4*VtOlit.at~"'~'~'~.#
2
.,j. '", ~,.,.~ ,._...,.,._.~ ... ..,__..~,._".v... ,...~.....
Exhibit C - Page 8
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2,2006
II
THIl I.AHD GIIlOUP. INC.
Southerly 389.27 feet iollowiog.the arc 9f a ciJ'cuIar cur:ve'ti;t,..the: riWIt;
said curve' QaYj", a tadi~s of 300-00 feet. a oenlral ugle of 7'4"20i4i'i"a
chOrd bearlngcifSoiJth 00041'26" East end a chord dlst&nce of 362.S3.fect
to a point~
TheDe!!: aouth 16"2'7'~S~ W~t a dilltante 0134.82' _to. II. po;nt.
SoUJ:hCrlyl4.Q:7S teet lOUoWflig.thelUC ot;. Ciroular curve.to the left, said
curve having a radiU8 c)f t 50.00 fe~.. a eentraJ angle I)f$J 04$.'4.&" ,..a chord
'bcaribg.ofS~u~ 09"35'01''' We$ll.Ddil chord ditl:tllDccof135,(i4' fcet:lo-ir
point;
'nlern:o South 17"17~3..Easl a distance:- of J 1'0..:54 feel'tQ a point;
SOutherly 129.34 fCC1,folloWiu8 the ilrC of a cin:ulat cwvc-tli the tight.,
said C\lrve h&:ving a'rlKtiUS of 15!}.OO 18et.:a 9C'irtral anaJe of ''9';>24' J 2", ~
chord bearing of Saudi 07024'13.... West and a chord dislance.-oftis..3 7
feet to a point;
Thence South 32"06'19'" West a.~ of21;67 feet to a J'1'~1 im...the
S9ulhedy'lineofthe South One Halfottbe North One HaJf Of SCcUon 23;
'~e leaviDR said ceotcrliM and following said soutberiy li:tl.e,. N~rth .89"O~:S6"
We$l a distance' of 712.43 feet U) II ~d 5J8.inch st~l pin -rnamUnentmli ~ '
Center Oiie Q~ COtnec of said Sel?riOn 23; .
Thclnce. followiq Hid aou1herly line ,North il~04t17" West a: 4i~~cc .of 1,832,91.
feet to a fuund 112-.inch:slcel pin~
The~ le8ving,aaid'soudmly line Noiili 21009'32;': West a distance .of S:20~ 19 teet
to the.POINt OF BBGINNJNO.
!he.above describ=d ~ of land contains 3'S.2-taere-s. inOre or )w~ S~'bjecl to an
c:x~ing easemetlts:&md tights-o(.way,
P~Uy:
'THE'LAND GROUP, JNe. .
462 E:SHORE DItiVE,. Strrrnt 00
,EAGLE, IOA~O 83616
2OB"939-4~1
208-939-4445 (FAX)
:fjf~L
DEC.'20 2~6
l/lE.1UC\,.,.:;u~ 3
woRKS OEPT. ,
~~.SJ!r~,..'('".bjf~ .Gf(C__I......~..G....~1I
"z,1i.. ~ om... SIc. 10'1, &aIe.,._"..p 20U)tAQl1 F 2lIlIi'~ .; """'" "d,"nd;";.w"r..",,,,,
. Q;\Ct\o,-"'.,....... ~osoal\Ac!iRillV~\U..Z1i1..JC!u~"\a::~~lOr.
Exhibit C - Page 9
CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006
1fT2'
I.
~
December 12, 2006
,l"roject No, 05021
Lepl Description
SOi.Itbridgll SUbdivision
'Rei.onc lOR-4, . ,
SO, nacres
TIU. UND OJlOUP, tHe,
.EXBJDIT MAN
Alracl ofland ~ rezone purposes sit~ in'theSoutkwest"Onll Quaner,o~,lhe, .
NOl1h~ O~.Qua:rter 'of'Section 23. Township 3 North..Range I West, Soire Meridian.
Ada County., Idaho. described as fblloWs:
('.omni~jng at n foun.d brBss cap monurncntiJig the WeSt on. Quart~rO'f Mid, section 23:
on tbe centerfincofS. Ton Mile Road;
Thence following the wesrer1y Une ofsaid S!.lc:~ion: 23 Uld the centerline ofila.i4 s. Ten
MUe ROad. North 00"56' J6- Eaa~ a cltl!l&n~,of 416.36 feet 'to $ jiQ,int. n~' whi~h '& 'fciund
~18.iitch st~ pjit ,i:nonumcntiDg die North' OD~ SixleenCh Corner common to said, Section
2hnd ~lion 22. Towmbip] North, Range 1 Wesft Boise Meridian beat:'
North OOo;lS\fW Ra$t,adlStance of838,J4 f=~;
The~ leaVing said Westerly line imd $ilid centerltne. Souih 8~16'O8" East a distance of
631).49 feet rO thei,POlNT OP BEGI'NNlNG.
Thence North 06"32'52" WC;S{ adi~lanC(li',of 2~S.26 feet to a pciint~
Thence 37J.22 fuelalong,tbe arc ofa'l)ontangcnt curve to the'Je~ wdtur!o'c
. Jw.vjDg a radillll of I,O()().OO teet. a een~~gle of21016~IO", ~-chOrd bearing, 'Of
Norlh' 720".'44" East'and a chord' dist&ncoe 1)(369..Q9 feet t, "])pint; ,
. The~'~ 'South 27~49'2') Ii East a distance of 146. t 7 feet to a pOint;,
Thence soutbeastuly 103.87 feet,akln8'tbe arc ofacin:ular..curve to.the.lc:fl. said
curvehaYiJIS a radius 0000.00 feef, a cCntrai.egIe'C!f I'9tSO'14D. aehOld be~g
of$outb.37"44'28" Eutand a chOrd 4is'.ofIIJ],3S JWI \,oa,ppmt:.
Thci~ SouU147D39'3S" EaSia:distanCeof217.64foolto a'poin!, ,
l'hence.'easteriy 390,1'S her alona the arc,ph c~ curve to tile Icf!'.,~d curve
havingaradiua,pf21S.00 feet, a~l~l angleof81~11'16",:acbotd b.~r,~~g 0[-
South, 88018'1]" ~ lIftda:e}u,td 'disl8r1ce:oo.5t.2S feet 10 a pOint:
TbenCe:Noith 'SI~3'09" East a distance orS.7S.2S feet to a'pofut;
th~ 336,.71 teet along the arc' of a non t.ang~t curve to the ri&hr, $lid i:lllye
having i!l11ldi1.l8 ~ a~.oo feet,il ~ntritl anile of'2204 1 '41"; a'thorii ,bearing',of
South 260(13'49" But and II ef,Jord diStance 'ofI34.S l JKt to a point;.
Thence '227.50 fint along the arc of a f'C':--ene.cw-ve to the re~ said curve hllViil~ '!J
radius of21S.0Q feet,. cerrtrlllllDg1erof4:7~:3'54., a, cho~ !lcar1.na of
;
,~"'~..s:iJi""".OiI~ .r;4c.-~.~.GI/fIIk~,~
~2Rsticmo.n.".Stv, 1_~.rdQM~16,.P_;')U66J F2llI.W~.~IN1I~''''llOI1Cptn1
O;\CAD\If!t# .''rWll:t I'ib\llSQ2J\.\JnHII\l.II'll..O'131~__'~R~J.I.lII("cr..c
Exhibit C - Page 10
CITY OF MERJDJAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2. 2006
II" <t,
~ ,~
nUl LAlUJ' ,o:A~IJ1>; ~.N(;.
South 38"24'S2~, ~ end I 'cborddistancc'of221 :06 r.loa point;
Thence, I 83.S9:foct along III,I!: 'Bn: ofa:,eompound curve to the left,. 5,aid,curve
having a;rad.h.I$ of483.98 feet; a ~nti~ ..&Ie,of21"~'05~, a,Chord bearing,of
South 7'2058'$2" East Md ,lil chord distance'on 82,SOfect, to, a point;
1l1ence Soudl,OooI4'06~ 'Bast a distance of l3~.OO fee( tQa pc)inl1
Thence south~>, 81:$2 fcetalong:thei aft of-adn:uhlrciJ~ 1Q,!1te t.ighl,said
'curve,havinl ~ ~ ofSS.oq t'e!it, a llCDlral angle of9 101 0'32\ a chord bearIng.
(If S9uth 45~1'l 0" West and a chord distance of78.SU"eel to'. 'point '
Thence North 89<103'34" WCli! a'dis~,of294..5(Hat to a Po!nt;
ThenccWtiterly 111.94 feetalOJlg the,~rc oCllcircQlafwrtc'lo diuight. said
CUrve havin$~at8diiJsof1S0.00 f'eCt, a central angle of4J2045'25", Bchord ~g
of North 67"40'52" West and'achorddi~c>f1.09.36,feettoa po~n,t; ,
Thence l:'lTorth 460 10'53" West !l tlisiaricc of 89.$2 feet to a pointj
TqCncc. Soqth 4~1 J'18" Wtist adtStanCe of 77:.52 fbct to a point;,
Thence westerly ,r 19.69 feet along the arc;: ofa circular clUVe to the right, said
curve having a rddjus of.lS,O.QO feet" a, centr.al ~gle of 4~"43'07io, a '~~oirl, ~g
Qf So\llh 6r'04'S2" West and a ~pl:d dislana: of'116.54 feet Ip a point:
thenCe Nonb8~3'34. We51 s diStance of,881.3Ueet to a point;
Thence nol1hMSterly I1S.IS f~ aJl;mgthe arc'ofacl&'Q.!larcurvctbtlie right,
said curve baving a radius of 1'50.00 f~ ~ ~traI !IIIsle:,~f "DS4;02'~. '8 dioM
be,ariag of Nor,t.h 55"3'6'33'" West ,and a choid distance of 165;36 feet to'1l point:
Thence \Ilorth'2:1 "20'1 00 West a distance 0(24.7;65 feet to-a point;
Th~ NOIt/lIl9"40'3S" West. a diStance of 182.42 f~UothC
POrNT qF BEGlNNlNO. '
ToGETHER WITH:
A tract of I~ for tci.onc purp\I$CS lituaw,t.in the Nottli One Helfand: ~ NOIthw~( One
Quartu of the, Southeast One Quarter of'section 23/rownshlp 3 NOl1h,.:Range I West,
Boise Merjdia.D, Ada Counly~ ldahoidesc;rlbc:c:l ~s followS: "
ComUUint:iiJs at a 'lbuncl ,SI&-inchlteol pin, monumendllllhe East One QU/lrtel',ofsaid
'Section 23 on the'centerline or8. Linder Road; '.' ,
Thence folJOwing'thc easterly line of said Sccn~ri' 23 !IJ1d,thc. contcrl~,of SaidS. Linder
RO$l. North '00"41'260 Eat Il distance of20j)O teet to ~ POINT OF'BEt1NNJN'Q~
~ which a found S/B-ineb stecJ pill monumaltingl:bo Nottheast Corner of said Section'
~,3 bean North 00041'26" East a di~ of~.fi30.(i7 ~ '
Thence leavingsilid eastcrlyline and said centerline. North 8Sio02'S6~' West a
dislanceof283.71'!ee,1 to a point on the'~~nterUne aFt,he,lUdenba!l~ Canal;
,
t...#~';'S.~.~~~~~~,c.'-~,"~c~;';..
,,~ I~ 1Utaro,~;:__ TOD, l1otl~.I'....au.la" 'P 2Oll,!I)?,4041 P *'"'...... _..r""'."'~lf.nl' "\Ill
'o,\e..\I)\l>aalc 1._ift jrlle5\05021\AdmiolV~\1I..fl&t2l~jJ502LR""J.""":'l<M:
2
Exhibit C - Page II
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR mE HEARING DATE OF MARCH 2, 2006
l':
II
1'H& L"'N"P- G BOQI'. IHe.
~ followms the cei:ltedilte o(said lUdenbau8.h Canal the rol1owini'twcnty~
nine (29) courses: , '
North, 32oil2T2J" Wesf~ disWice,of3S~33 teet II) a point;
NoM.westerly 288.35 feet following lJ1e arc tif 8' ei~w~ cwve to the left,
said Cl.ll"Ve b,avina a radius oHiOO.OO feet, a central angic of27oj2'O~" "a
chord bearini ~NOl1fi46"l3'4" Westiand a.chord dislanee of28S:;Sll'
feet to . polDt; .'
North 59'"5927" West a' Cllslmtce ,of 73.72 fciel to a pOlJlt~
W",erly' 9031 feet folfowi~'tIio 1m: ,oh cirCwar cur.ve,totbe left,,~ld'
c,urvc Iiavingat:adhliOf 120;00 feet.,a centra1,mgle of 43004'24 " , a chord
betuinJof'North 81,"31'39" West and a c;:hOl'!1wstanc:e of 8&.10 teello a
point: " ,
South'76"S6'Q9ft Wut, distance of 93.79 fcCt to a point; ,
Wcstlrlj' 83.95 feet fOllowing. the an:. of a circular. curve 'to ,d:Jc right, said
curve having aRldj~ o( 100.00 feet. a ceIltraJ ~gle of 48"06'O~"~ a 'chord
beariogof North 79"00'48" West (Il1d a.ehOtd diSlIm~ ,ofS:I.51"feet 10. a
point:
NOI'!h 'S4~57'4S" West a dis.t~"of 108.3) (eeuQ Ii point;
WAterI)' 90.1$, f~ foJlawing 'tb,c~',of a'cit~ular cW"Ve to il:ie left, Said
curve hovipi "J'Ildli1!l of 12,0.00 'f~ 8 ctnlral angle "of 43"03'30", 8: oliord
bearing of North 76"2!)ojO" West and a chord distance of 88J)1 feet ~"8.
~w: '
~u'b 8) 05'-45. W. a dlSWille 1# 380.01 fed 10 a.J'Qfut; ,
S_WeJtcrJy 160.45 feet follQWing the BIll of" oh:cuIar ~urve .to. the left.,
said Curve heViA, a radius 'Oq ~;QO 'feet, a central angle ~f.6:t "17' 12~. a
. chord bearing of Sooth 51 o20~" Wc:i:1t~",h ~rd discance of152.9L
~ to 8 'poirit:
Solltb2004I'3j" West ll, cflllt,moe or'iJ6.91 feet kJ a poin~
Southwesterly 26Z.7S feet fol,lowing tbearc'ofll'tlroulir:eurve t9 ~':l'i&ht,
said ~ ,h.iVina a radiu,s of 4~O.OO, fed. a ~ angle l?f:1~'050t36~ ;,.a
cbordbearinB of South 38"3~'5 1 n West and a daord disJancc'oflSS.48
feet to a point:
South 56032'09" Weal a diSlinoe,of 342.25 feet to '8 pOiJit~
Northweiterly ] ti6.99 feet following the arc of a Circuiar curve io the tigh~
Satd twve having.. tadius vf 65.00 feet. . cencral ~io of 147o'i 2'O~"" Ii
clio/'ll bearingotNorth 49"SI'4a" WC$t and a l;hotd, distance of 124.71'
r. 10 a 'point:: "
North 2~~44'iS" East a distance on 40: 74 fei:t (0 '8 point;
North '32006'19;' East a distanc~ of24 t .50 feet co B. point;
"
'~~.SI1f''''''' .",*,~ .WlCiiM./~.'..~.."i;""(f~~",
.62'H: ~ ~lkc. .0Cl..~. IdIJ,b,WI6.1' _ll~~l"'_~<<4S ."-w..m-r.."''''n,npiftiul/I\,
O:\CAl>\''''''nVb Rc\o\l'ilO'lt'MflliIl'I~\lLG61212..""""_0502l..R,4j..",..roi
3
Exhibit C - Page 12
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006
'l
'i
Exhibit C - Page 13
II
. ~
TXS UWI) Ga{)u P. 1N(;'
NOrtherly. I 29.34 feet tollow)ng' the areo! a circular curve toth~ left"said'
curve havil'l& a radius of 150,00 feet, II CCQ~ anjIe of ~90:24 ~12::~, a, cbOl;d
bearing ofNonh 01"24')3" E8sl:and II Oho~ distance of J:2S;J7'feello ~
point: " ,
NC>rtIU10I.7'SJ" West a distance of'lI0.54 foci to a point;
Northerly 140:75 feet foUowing:1he: arc of.. cUcuJar~e.'to tbe,eight.
said ~ ~avJq:a ~his pf 150.00 feet, Ii. cemral an81~, of.S~"4,5'48"t II
ch!>rd. bHring !)fNol1h 0003.5'0 r Eiut 8Ild I chord distance (If l1S;~ (ce!'
to a point:
Nort:h 36~rS$" East'1l distan~ of34.82 ftiet to a point;
Nortluily 389:27 red folloWi~ the an: of ilcircuJar curve fu the ieft, said
curVe :ha,;ing B radius oBO(}.OO feet. a centrallll'lP o(74iliO'42", II chord
bearing of,North '00"42'26" West and a chOrd distance of 3'6is3 feet to 8"
pail1t~ "', ",
.North 31l'S2'41~ West ,a' distance Qrj69.~1 feet ~ a polnl;
Weslerly. 232.80 feerfol1owing rhe ate ofa circular CIiM: 10 thi:: left, Said.
"'Ul'VC having'.,r.aCii'!ls o(I.)O;~ feci, a centntlaliglc otioi"~6'I.i"; Ei' ..
chotd bCariil8 of North ~9"1 0'53:" Wear and a chord di5tBnce of20Vn
feotto a'pOint:
South 39<>)1'01" West a ili5tan~pf 141.01 feel to,a pomt;
W~etlj 167.39.fji!et fo1l9wing tIi arc ora ciiwlat cuNe to tbc1;lgbl, said
curVe baving a radius (>f7Q.OO feet.-a centralllll8lc otlj'1"OO~42". 8."chord
bearing:ofNorda 7ID$S';JS" West'and a choni di~of lJO.26te,etJoa
pomt~' '
N~ 03<l28',17" W.t II diSi&i:1ce,of414.9i feet, 10 a point;
Northwesterly I 80.:1'1 r~l following,~ an: of a c:ln:ul.- curve 'to, tfle (~ft"
said curve having' a radius' of.'lS,O.OQ feel,' I,t:emral ang1~ Qf 6iO}~~4'~. a
chord bearing of North 3']654'29" West and a cIiOrddiSlailce ofl69,65
feet to ,a point;
North 72'20'4J" West'a ~c of 150.79 feet to:apoint;
'Wcsterl)i 58.03 feet foJlowirig 'tI)e are of a (iin:plar 'CJ1_M: to the light, ,SJlid
c~e b4vil1g a radius of 400JJO feet, a'ccntral angle o'f08"1~'42"; a chord
'bean.. of NOl'UrWl1 '20" W'est.and a chord diStance fJf57.91 feet to a:
point: ' .
North 64DQl'S9,," West, B ,di.8tan~,Qf 194,78 feet,to"a point;
. ,
Thence loavine said centctline,):Jorth 2,5"58'01 " Basra dlitance::'of20S,02 f~ ~o
Ii, point; ,
ThCnce South 64"01'59" East. distance ofJ79:J6feellO a pOmt;
,
~A~t -SIIIn.r...;; -0iiIE-W-i. .(".rf('-"'~d'~ ~GmfIrk~'"
.2 R ~ DlM,s.... lCli,l~ 1ddx.,&S616. II ~.~II,ojOoll fl'_9)OA4tS.,~
O;\..AJ)\I!.T_ '\........... 1'ihoo\QSG21 \AdmiA\I"'PS\I'-OOt21~~Q502I_It-4~,d"",.
4
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2,2006
Exhibit C - Page 14
tl
THll'.I.AND GJl.OVP. fNC.
Thence e;iS~I)' 58.03 feet folloWing the arc of a circulu cUrVe ,tQ the left. said
c;\I~ 'hiving a radiliS Qf\tOO.QO feet. a Central anaJc of 0'80 18'4'2;', achord ,bearing
of$outJ(680J l~O" Bast and a chord distance ofS7;t1 feet lOA point: "
,Thmce Sout,b 72~'41" .E,st!l,di~Qf 1~,74 feetto',poin'i
Thei1ce~~)' 1 55..S3 feet, folloWing ,he arc of a 'circular, ciJrvc',to ,the, right.
,said ~:havinga :nidius of 3$0,00' feet, a cCIltral araglo ~fi4C!45il 0", a chord
bearln,g of'South SgoS8'(Hi" Basi 8Ild,a:~llord dilltaDcc Of 1.54~32 feet'1O :i1',~~!:
,~' South 470~S'31" 'East a,distanc.e of63L71 feet to 8 Point;
Th~,liO(itheUf.e.iiy 57.63 feet tbUoWitig ihc an: of,a.dn:ularcurve 1D the'r~t"
said curve having 8 radius of340.QO f~t. a,cemnd .aDgle"of09"'42'44", 8 chord
be8ring of South 4Z"'44W' East $Id ": ~hq~ 'dlSCal:a of '7.56 (~o a pOint:
~ South 37052'47" East a distance of369.31 feet, to a point:,
Thenc:c southerly 298.:25 feet fullowjng the ate ota circular cur.ve 10 the rigb!.
said curve having'amdiul> 0(510.00 feet; acentral.,of~30:39'24"'"i..chor~
~g of ~th. 21"'01'3$" Ea,st aDd a.Chord disamce of 294.02 feet to a point
~ North,'So3 7'31" East adistahceof 128.09 feet to . polut;
TbelUlC,North 811l2S'37" East a distance of 182.24 feet_~ S' point;
Tbence:North 81058'SO" East adistlincc'of272.~.~t to a polin:
. "rben,ce No,rth 85~S'31" East s dislance of 50.18 feet ta a pOint;
Thence'South 89"5 I "12' East a distanceof7S.00 fed to spoint;
. Thence South 84015'50" Ea$ a distance (If 10.30 feet to a,)Xrinti
11Ien<<; South 7S03n4",F.ast a ,di$tan~e 'of 16.39 ~ to a.'Poit.t;,
T1iertce South 7603)'49''' East a distance of.s I :32: feet to B pciint;
Thence, $outh 76"28'57" East a dfstance ol22S.8'7 filet to a poInt;
Thence ~th ,63922'56" East a diStance of! J8.67'foct 10 4.'~int;,
Th~llC 336.68 feel following,them ora,ilon ~enhnlive to ~e right..,~id ,
cui'Ve 'having a radius 0(950.00 ~ -8 centraIangle of 20!' 18r19'~, '-l1'Chord, ~lng
of South 55030'47" Bast and a chord dJ,stalJceo~33:4.92 feet to i\. pO,i~tf .
Thf;nCC S<luti1,42"22'42" East a dilllMcepf42.1J feet to a point. ..
'f1lcnce South 47"59'55" East' a distance of I 56.82 feel to a point on the easterly
line of said Section 2i end the centeriine.of said S. Under. .Road~
Thence following said eulerly uDe e:ild '~d ~tu1ioe,"South 00041 '26" We.~ a
dil~ ~f2SZ. 7i fei;t to,the,POINT:QF IiEOINNINO.
,
l.......~ .Silt~.i:bv~.G.I'c:-.l""'" f!1~. -~,~
4U llJ. 5Jl<m, o,.;,..,.,s.", 11lO,'II., hhhG"" -1' .2ia9J~.4lU1 t.' 2i:l8."lIUt45 - _.JIt<.hi...kori,'IPnr'S,iP
Q.\f.Al>\llogl. T"","""".J'ilw\05Oll1\M<,,i1'I\lqp.\lt..(l~121~jlsoal~4__doc,
s
CITY OF MERIDIAN PLANNING DEPARTMENT 8T AFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006
II
"tK~ i,~Nn:.G..~UJ'.INC.
Th.c ~bove described IlaCtS of \SQji conraitl 5().17I1ues; mOR: or.l~" siJbj~ to all
e!WungellllCments Pi:ld ripts-Qf-'WAY-
Prepared By:
THE LAND GROUP. JNe,
-462 E;SHORB DRIVE, S'VITE 10()
,EAGLE, IDAHO 83616'
208~9390404t
208-939-4445 (F~.
~
. '.
DEe in 2il':m
-===~
,
l~A""",-,.SM!"'-"I.a.l~ . G"C.-,...,..,.d'-~'li.(;"'c.,;-~"
463 l~ :ilK", ~ ~ too. r..,p, IcIdlQ.8561. !!' P .~);._l .. __.~~s · DJ' ..-..;\Y;;....pi""o:nm
Q!\C,J\D\~r..-. "rb\050:n\,\~\J.\Il.Jl61tl~I_R-1.."''''~(>c
6
...._,............_ . .... _~ ...~. .._..'w...._..."'-"-_.....,.'
Exhibit C - Page 15
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEAR1NG DATE OF MARCH 2.2006
f
II
THB UN!) UJ<<Itrr. INC.
December 12; 2006
Proj~No; OSq21
. Li:"Sal DciSllription
Southridge Subdivision,
kezot1e toR"8
IlS;6?-licres
EXIII81T MAD
A t:ra~~ of.J~.(o~ rezGac purposes siluatedin lhe N~h Qnc ijalf ofSeetj-a.ll.23.
Toy,rnsbip 3 No~ Range 1 West, ,Boise Meri_. Ada County.ldilhp, desj;:.ri~d.ls
follows:
Commencing at a fouad brass cap monum~ti~g' ~c West One Q\lat1er Q:lmcl' of said'
SeetiqJl4'3 oiIlhe~lerlina"ofS. T~ Mj)e.Jt~;
fhence following rho ~Ir line of said' Section 23 and the centerline of said s. Ten
Mile Road, North 00056"16" EaSt a dillbu2Ce of 416.36 feet to the
POINT'OF .8E(}JNNfNO. .',
Then~e:roUo.wing:8Bid westerly IiDeand said centerlin~ North 0005(;'16" East a
diMlMe of 838.34 feet to afulUld S~jnch steel Pm moiiumeriting'~: North 'dire
Slxteenlb Corner common to said sectiDil 23 aDd Section 22~ Township:) Noi'~h,
RSnpl Weal, Boise Meridian;
Thence following said we$1erly line and Slrid centa'Une. Nortl'l OO"S~'23~ cast a
distance of 672.43 fet! to 11 polnt; .
l11~ Soulh89003'J7" East iufll>lai1ceof2S..00leel to. PoJn1;
Thei1..e Souib 34Q 11 'OZ. East a diatancc..of15~.16 ~I to a point;
. Thence SQuib 21 "08'41" ~ a.d~UUlce- of 1 4,J :~9 feel/Ie. it l>>U)t;.
Th~e SoUth 21 046'S2- East a distance of332.62 feiet to a Point';
J'hen!;~ Nortli m '"24nr East adisiaoce of! 11.80 feet to a pOint;
1'henc:e North OS"20'2311 East a distalleeof201.34 feet to '-point;
ThenceNorth 130lcY4j. East II ~iStance.of 13$.68 feeno a'PQint;
ThenCe: North 26009'0711 \\fest.8 distance oI31o. 77 feet to apointi
ThctK:e North 1400li4rWesudistance 0(213.94 feet toapoint;
Thence North ]Jofl'S8. &st. a; diStance of166.51 fea to:~,ponn;'
Thence Nort,b..3'r'OO'o3" East. diiilaJice of t 18.62 feel fO a point~
Theilce Noi1h 00044133" 'bsta (Jistance,of2S:00 feet to,a point on the northerly
liDe of said Section,2J and the centerline ofW. Overland !t~i., . ,
Thence fo1JowiJl~lsai~'northerl)'.lilie and 'said CcIlJ~lIne..SDuttj 8901 S~2,7"~lista
distDn~ of .] 86;.3:7 ,... tp a point; . ,.. .
ThCnce lellVing said northerly line 'and said. C4IIllt.erH~ South 00'4413'\ We$~ II
distaDce of I i-s~53 ,feet to a,point'on th~ .~tedine Of the Ridcn~u8b CSJ;lil);
,
,~A~.iilr~.GH~.G4a-~v-c9-#t .G"fI1ir~+
46~ It'lihoc. un..; h 1!1O. ls.c!il. JdiIIHI8)6I.6 - r 2ll!L'U9.4tNJ I' ..9>>.4....5 . __ 'I..-I."''''m''';;;...:''''''''
9:\C:A.l>\lillll" T;,.. ~\0S021 '^"""\I.'W".\IIJ1612-12.....illlF.,95021.)l.-&_~,<1oc
Exhibit C-Page ]6
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2,2006
J
i
.i
II' :
- ....
THE UNn ,caOUf, lHc'
Th~ce'foUl)winS the ,9llIltediJ3e of said Rideubaugb t:!anaJ the fOllowing' two
coUrses; ,
SOuth 61 "44'31" Eastca disuiri~ of 455. 14 teet to a ,point;
SOuth 73"37'50" East adiltance of26J ,9J &ct to a'point;
Th$JCe l.-ving said Ceiitcrli~ -Sout~' 00046'4']" WeSt a alstance of 5,00:'7 J fuet to
11- pOint; '.
~ South ~co39'49" West II disUlnCe of216.09 !tetto a pOinl;
'ThoDce Squib OO~46'4]" w~ a d-i~ce oQ02.18 re,t to a Pornl;.
~~c ~u1li, $9009'38"' East !l'disianee of ~SO.()() feet to a ~int;.
Thence.NOrth 0004T.2S" J::ast a clistance.of8S4j4 feet co,a'point on'the ten~~line
of said Ridenbaugh Canel;' .
'1'heni:e fo!Jowill2wd cenrerline lhe~foll9wing -six :COU~:
South 63"48'-13" But adlstam:eof6S~9_1 fectlO,S'pomt:.
SoutherJy 148.91 feet following the are ora cireular curve, to ~e righi,
~id curve ha\ling ill radius of 100.00 feet; a CfII!lIalmslc. of.8S"19'l2". a
ehord bearing.of South 21 "08'37" E8sl and a chord distance of 13S.~3'f~et
toapo~ '. .
So~ 221ll29'02" weSt a diSllnC,of92,69 feet to a pomi; .
S01ItheMtedy 173.93 feel (OJ1owUlS, the llJ'C of II clrc:ular: curve to 'the ~eft.
aald curve haviRj a,radil,l$ of15.00 feel, '. ceut(aJ angJ~ ofH2~5:l~3_0~',.a
'cho(d bearing of South ,43~5~~43" ,East:and .- chord distanCe ofrH50 foot
to a point;
North 690~1'oO" East '4 distance of 94.62 feel to a point;,
F.astedy 320.04 feet'f'oltowiTllJ1he .rc.ofa'citw:.ular ~.tQ;1he'righl,.said
cuni~ havina a radius of:31S.~ feet. a'j:~ntral anlte,,0'f'48~S3i.s1\ II- ChOrd
be~ms of South 85"56'02" ~ and a.chord distance of310,4H~ to"ll
pOint;: '
South 61~9'O3" East a disfance ofJSO.70 ~to a'pomt;
Thence leaving said centetline:. Norm 'oif48'16" East. a distance ~f:l~3.i 7 feet 10
apoiI:lt;
Thence' J ".5:79 feet foUow.ina the arc oflinon I.t cUrvetcthe feft..s4idmirve
having ii radiUs 01'500.00 feet". a centnl. angle of20008~37". a ch9ril bearing-Of
Nonh 85"S2'34" Basl and a. chord d1~ce 'of ,174;88 (cot 10 a point~ .
Thence: NIlI1h 75"48,'16" Ea:sl,a.!ililtal:i~bf 497,22 feCC toa~int;
TbenciSouIh 89011'4-":" Easta distance of.~3~.~J, ftiet to apomt
TIlericeSoulh ~J8'49" West a.di!llanoe of S28'.~ feet to,a'~jnt;
The!1cc South 8~i9'29" E.aSl 8. d~'9f J 84;28. fe!et to I Poj~t;
-'
~...,~...rifr""" ',q,;IEtpitf,. -.GrFC:.6Ir"'I,,~'e.~ .c""""'~.~
'fU.lo. Sll~ l~l1... 'IGO, .....,lcIIha ~I" p206.9llMon r _939.4445. ~ilJc.alm.
O;V......l~\tltJlla .1.... rki&\05021 \^do1oin\ll<pAh_061$l~0502'-R:a..,_r,d..c: .
2
Exhibit C - Page 17
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARlNG DATE OF MARCH 2,2006
~.
!
L
r
II
, ~
THE L&2<lD OI.OOP, INC.
ThenceSouth OP"4fT-3'" WCsladistanCC'of'7L~ feet to it point;
Thc;nce sOutherly 47. ] 6 teet [~lIowin8 !.he arc of a ein::u1&r ~'Ve~to the tight.:-sai~
curve'haviDg.a ta4lus of 150.00_ accn~onsIe of 18"OO'S~.",!l c:~rd,;bearing
ofSoulb ()904O'S~. W. and. a chord distance,of~IS.97 (eet to a painl;
Thence SQuth '1804'1.'27" West a cIl~~ orn i.JJ ~ to B pomt;
Tberice southwesterly 58-35 feet folloWing the arc of B circuIai: ,cUive 10 therighl,
said c~ haviD"g uadius of lOO.OOf~, a cenhl angle o03~'46~'.. chord
,~ng ofSoIllh 35"24'20" We$t,jlndiumoi'd distalK1e of51,5~ feet to &,Pl;lint:
ThilDCe South S~1 I 3" West a.distance' of 171.46 feet to a point;
Thence North 4MS!31" WCSl"'B:di~~~oj~93_32 rece.to a pcimti, , ,
ThenCe' norlbWC$tetly' 1 55,S3. f'e\IlI.follQwing the lU"C of a circuJar. curve to the left,
said curve having a..radIus ,0(360.00 feet,:,a,central ansJe o(24Q45'lO";1I ~d
bearin~ otNonh S~S8'06. West and.1l cJM>rd dislallcelJf l54.;J2 feet!o. a poiiu:
Tbenu North 72"20'41" West.a,diStanceqf i46.14 feCi to a pOint;
1)Imce waierly :S8;Q] rea fullowing.die are of a cin:uIar curve to the right. said
curve bavtng a rac1ius of 4OO.QO ket.. a centralllllglCO( 080 18t42,~ . a 'ch~ro: !!earii,g
of North ~011'20K West an4 B.chorddiStanccof".98 ~ lO'apofnt;
Thcm:c'North '64~1 '59" West a distlmce of 179.36 feet to II pOirit;
'ThCDcc South 250S8ro' " West adlst.anceof20S.02 feet to B paint 'Qn the
centerline ot said Ridenbau8l'! Q&nl(ll;. ' .
Thence followiq..sald eenwline ~ follo\lfing four eourau:
Soulh 64:00 1'59" East a distance. of 194.78 feet;tO a point:
Eastedy 58.03 feet following ,thc;:,Brc ofa citculv curve t" ih~ It~ said:
~e having Ii radili$ gf 400,00 feet, a central angle of08,~t8'42".,i1 chord
bearing of South 6801 1 '20. East, and a chord distance ots7.98feet to a
point:'
South 72"20'41" East Ii. disrani:e ,of 1.50. 79 ~ to a pOint;
Southeasterly JS03i feet'fOllo~ing th_ar.c ofa,circularcurye 10, theriglil.
said curve baving a r.adiilsoC 1 50.00 feet. a central angle ot'-680$2'24.'\.
ehordbearml ofS9.u1h 31"54'2g:~ ~ and a chQtd cb"stan~'oP69:~S fecI
to 11 point: . .
SOutli 03~8'11"Easi a disWlce 0(4] I ,:33 (eet to a point;
Thence l~ittgsaid ce.n~ S9uth 86"~.J '43" West II cfi~ ofl!)O.SO fcellO
a point.
'ThmcJ North 15"07'20" West a dUrance"of 122;50 feet to,a,po.ihl;,
Thence 77.62 feet followiogtb~ arc ~ a J1ol1,~nt CIli've lo.Jn~'rigtl~ ~I;h;urve
having, a: radius :o,f80.oo fCC<t 8.cenuaI lingle; 'of SS"'3S'2S.~"a cb~f!:I'bcar1ng of
SoUdi 79"54'50" WC8l and a.chord djstancc<lf74.61 fccl10 a poiln;
'Tbenct ~ri)t72017'i8" West a distance ,9f,! 12.8 i 'feet to.. point; , '
,
~AnIittdI6r.s.~ .Citils.,;-;;..c~r._.f.....""~ .Crt;Mr,~
<462,n, Shore u.n.", SR. IOO"~, llflllo 1S616" P IOU>>A~l r 2lIIl.m.M4S," _ .........lqm.illinr Olm
("i;\(,,\D\I;.gh: t-.ic.n.\QSOl21,'^dmin\t.9LtW_tl6121~4soal...Jl.$..-,.,..il<J< '
'j
Exhibit C - Page IS
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2,2006
J
~ .
,
r:
II
ruE L4ND-I;J!,OUI', 11'1(:,
Thence South 2Qol 1'27" West.a di,~noe. of I O!.27 feet to " point;
Thence N9rth 67"3S'W' W~a distance on 12.36 tea 'to.. point;.
'l:'Jjenec North 39/JS~iSS- West a-distance of'8S.3R 'feet lOa pOint~
thence North.2S"3S04" West a distance of 45.13 feet to a j)(>iiti.;-
Thence North.80W32" WatadlStanceof97.30 feetto:apoini;
Th6ucCSouth 14"38'04" West. distance of J 30.00 ftletto'a,pointt
1'Jacnoe South 39"01'02" West-B:distaDt$ of75.06 feet to a Point; .
1liem:e 20 i .33 feet folloWing the ~ -of a non' iangcDt curve to thO right. said
curve M\/jitg:a radius of&50.QO feil!, a ceJlli-al angle ofl303"4'16", jl;.chord bearing
of'South 44011 'SO"':East ~ a chord di$lanceof200,S6 ~ to \l.poi'n~; .
Thence Sout,b StOO3'Q9" West a disw)CeofS7S.2.S feet to':LpOint;
'lhmlCJe ~ly 390.15 feetJQ110Wing the arc ora citcuIat i::ur\Ie. to the .tight; laid
curve hayJna,a.rtdlusof21S,OO-&et, a ceotralangle or81"17'l6". a ch\>rd bearing
of North 88"'18'13" West and a' <;bord.. d,is&ana:: of JS8.2S fcellO II pbipt;
~ce NortJ) 4M9'~5" Weat .'dl~6Ii.of211.~ feel to apornt; . _
1qMce-northwesterly 103.87 rcctroUowing the. an: of. circUlJIf c~e to the right,
said curvcbav.inga ndius of 300.00 fect. a oeDtral anglo ~f 1 r~O'J 4";':8 .ebo~ . .
~lng of North 3J044~28" West imd a choM-distancc of..t 03 ,35 feet to .iI: point;
1b~Nonh 27'"49'21" Westad~ianceofl:46.17 teet to a point; . .
Thence 311.22:feet tOl1owi~& the arc of a non tangeni CUlVC to d,1O q$ht. ~q.
;curvebaving.a radius of 1 ,000.00. f_, llcenli:ahngle 0[21"16'10"._ chord
bearing o( South 12048'44" West ti)d a ~hord di$faiice ot 36~.09.-fcei 10 a Point;.
Theni.':e SOuth Q6"32'S2" East' distanCe 0-( 2'65.26 feet to a point; . .
TheIice North 8~16'08" West a distanceof630A9 feet-to the
POINT OF BEGINNING.
TODTHER WlrB:
A tract:ofJand forl'emne pUrpOseS"silllatcd in thcN~t OneQWutcr Qf~io:n 2~.
Towriship 3. NOrth, R.iiJie 1 west. BOISe'Meiidian, Ada County. idaho; desaibed 8B
follows:
Commencing at a foUDd 5I8-inch $leelpin IllPnUJbenling ~ Ba,at 'One QiJa)1er Cl){iaer of
aid Section 23 on thc'cen~.~ ofS. Lindes- Road~ _
nence follov.;ng theeaStefly Uric Qfsald SeOUon'~3and theeentcrJinc of~d'8.,Lin(Jer,
Road. North '00041 '26".East a distlUlCe of2~.1~ f~ to the POINT OF :I3EO~NNJNO.
from which.1S found SI8-inch steel pjn mOzWmCintitlg !he NOI1bcasl- Comer .of Wid .S~tWn
23 bear.i. N~rth:.t)(r.4.1 '26" Ea$t a distanct\ of 2.37'1.95 mt.
,
~~ -~,.,.. .CiIiI,s,p..;.. Ciof<:-1tJ"....,..:a..-. .~c._.Ifir.;"
..462 i!. S,boR' qd.....-""'. 100, ~.t..., 8)616. f' 2Ot.'~'A(!:t-' _I' _"~4h WWW......Jand"".."'nc::~"1P
o,\,c:^,,\~ 't~ri:orcr fil:i\~,,^d'llin\I.c~)II_~'f11~....oSQ21_'R~~~
4
. II I.,.,"" ,. ..._~_~,_,."..~.",_..:.~, .~.Y. ..~........... ..... ,.. '.',~, ,-. ,".' "...
Exhibit C - Page 19
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006
II......
- ......
!ltS UND CI.OUP, lNC.
Thence 1eaviuS SIlideuteriy line and !aid centcrllnc;North 41"591.55'; West a
diml'lce.of 156.81 fecll toa point;
"f11encc North 42OZ2'42" WOSl ~ di.s~ of 42.J 3 ftet to ll. point;.
~"'ee 336.67 repl fol!owini the arc of a non hmgeat.curve to the.lefl", said curve
hilWig a nic:tiuso(9S0.{iO' feet. u:elltral angle of2~1W.1.l)., a'chord bearin~ ~f
~orth '55"30'47-" Westan~. ch.ord distance of 334;92 feet'tO a pOin~" . .
Tbenoc NO!1h 63~2'S6" Wesr. a distiuic:e of 11.a.~i &et1O a Point;
Thence Nonh 76"'28'$-1" WeSt a di8tance of 22S.87 feet to. I'poin(;
Thence North 760]3'49" W~ a dis.lllDCC -oTS l.j2. feet lq:. point;
l'henee North 7S03T14"Wcst iB!iiW1c;e j)f16.19 feet to:apoinl;
l'he1!ce North -'''15'50''-West.a dlJt$ttie of?O.30 feet to a poili~
Tbence~North 89"51'12" West a distance of 75.00 feet lO.a point;.
"Thct1Ce 'Sollthgs"3S'37" West a distance of ~O.18 feet'. tp Ii pOilit;
Thence South 81 ':'~8'SO" 'West a 'di~arice of222..41 teet to a po.int:; .
ThciiCc SOuth lfo32'5O" West a distance of 231.. 79 fCet to a poinl;
'fhCni:e. South 85037'37" West adistance or 128.09 &et 10 lIpJint;
thence 232,S6 fcCt followina the ~of a"non.i8n&entcuiV~ to: thO .left;. ~!d curVl':
havms a radius of~l()'OOfeCt. a central:8ngJeof2600718". AchoEd bearlngof
North. 1'F2~ 1.28 WPt and a chord distance of230.55.~ .lD' a pQin~
Thence.North 52007'11" 'East a distan.c.c ~fJ 1M4 f.uo.a pomt;
Thcoce no11fle;astcrly 350.0'1" tleI;foUo\liing th~.8tc.oh clrCutatc,urv(:;to the left,
:said curve'bervini~ ~usor 600.00 feet.- a.central angle o'33"2~'46"; a.chord
_iag ofNonh 3S024'20" East and.a chord di51McCof.34S. 1:3 feel to II jxJint;
lhe.IKe Nos:thIS041'27" E8$J a distlloCcof-189.96 focHo ,:pOint;' . .
Thente ~utJ\ 710t8~r East a.disl8nce o.f6t.9.4feettc.fll.(iOlnt;
. ThcDee $Outbeutq'ly 17'}..27 t'eet following the arc of a ein:oJar CUr'(.e .to the right,
said Ctlrvehaving II radius of300,OO reet, a.cmrtraI Bl.1gle of 3.20$4'91 ", ,a ch~J'd
beariilg of South 34"5 1'32." EaSt and a s:hoi'd diS.m of 1 69.9\ feet: \0.11 poinl;
~ 705.87 ~foUoWing the 8r~"ofa revme,cl,lIWtothe letl..~d'curve'
hiving ~ radj~ of 140.00 feet. a GCntraJ 'l!.1gb: uf 54039'12", a '~tJ.rd. bearing ~f
South 65"44l()8" Best:.liIld a ~ distaric~ 'of 679..4:1 feot to a 'point;
~ North 0002S'32" EII$t a diStaDCe10f288.63 feet to:. point;
'The:ni:Je' S0uth8~14~8" .E8s( a '~e 'of509.80 feet to. a point;
Thence South 00!'4)'26" Westa'distanC.~ of l,o.s2.71 ~ to tl1e '.
POINT OF BEQlNNINO. .' .
,
~~ .S.,.....OiIB.....~c:--'~' &V.~.c,.,...c_witim/l...
"'2 rt.SboIf l"lw.Sllq~ 1'..... ..1Icr~6. P -~AG,4t 11_931.1445. ..,.,...........wm~
o:\c.A1")W..;,c ,.,.""r" 1'll..\0502J\."'lIiIIn\l~\lI.J:1612,~_1_R~~I'~
:s
, ~ ~~~..__y~W""''''__''''''' - . _...~,...~.. ... .N> . ,.. -- ..' .~-.,'. . -.. ...- _.-.~ . ...... .,.. ,~..~, ..,.... ....' .-
Exhibit C - Page 20
CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006
!
J
Exhibit C - Page 21
II.....
- ~
~i! .l...;.rooaour. JMC.
~ abo",! dambed tractc:oflaad II Si6S.acres; more or less. .ubjecl to ail e:dsting
easements and rights-of"'Wa)l. . .
Prepared 13Y: 'THE LAND GROUP, INC.
462 E. SHORE DRIVE;SUffE l(jo
RAGLE. IDAl:IO 83'~16
2Q8w939-4<<)4! "
208..939-4445 (PAX)
.~~
[lEe 20 2~
MEPIlDIMI PUBUC
VWORKS O!PT.
I 6
~...wow.....S~P~..a.iI~...'C4C._l~~~ ...~c..iItJI1IIII6idu
. ~'.I~ ,...... J)riv;;,-S", lOll, ~ '<lo!>oUS16" -IS ~.,,?~01.' .r- .'39.4:445 .. --'''''''.'''rP'l'''-''i...
():\(..w\T.1'_"I'Ilao\~I\A"mUI\1~b-~12.12.Jo..tMolac~_.1_Tl;8-",~,""4:
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006
I
I
II
....
TH" l.AND_UaOup, Hie..
I*cmber 14,2006
Project No. 050'21
Legal Description
SqUth,idgc Subdtvilijon
R~De to TN"R -
65.60 acres
EXHIBlT"A"
A lrac:t oflllJld fOr RZOJ:le pwposes situated in the North One Half o{the NorthWest One
Q~ of BceliQD, 23. ToWll.'lbip 3_ NPnh, R;uige 'I' W-. Boi. Nleridiiiii. AdaCi:iwitY.
IdahO., described 8$ follows:
Commencing at II found br8li ~ monwneJl,ting the N~ ~~r:of said ~Qn ;23
Wi the~terliDe- of W. QVerlluid Road~ , . ,
Thef1Ce followmg the I1OIthody Une.of said 'Section 2hnd the centerline 'of said"w,
0verIand- Road. South 8!>"1 5'2'" Bun. distance of 469.19:foot tl;l the ,PQlNT OF
BEGINNING.. -
'rhencc tollo.witlg said northerly line and. said oenterlin~ South 89" (5;2,7" ~t a,
djs~~ _of 832.51 f~ to a pqint, a: found S/8.-inch 'stcelpln n'lon1imeiltiTig tire
West One Sixteenth Comer. cOmmon 1O said Sec;i:icms<23 arid ~-t1on 1,4 ;.:
Township 3 ~orth, Range 1 West. Boise Meridian bears South' IW'! st;" East a
dist.an<:c of 23.91 feet;
~ 1eavmS said northcrJy line aDd .,d ~1Orllne. SOulh 43044'14" Ea.s.t a'
distam:C ofS3~.65fcet to a po..int;. . ,
Thence'S<<J8,12 feet following the arc Qt'a non :tanS- Cl.lJIYe t~ the I,eft,. ~id: c\l.r:ve
he\'ll1g,a radius of 1.00/).09 feel. a ~iral. angle of29"06.'4~1l.. .'cbfld.bearing-pf'
. South 26042'21" west and A c:h,oid dlst~DCe of SO;U8 ,teet to a -polOt on :the
centerline oftbeRidenbaugh Canal; -
n~ followinJ $aid c:enterli~ the f~lb'fling *~:
J 67.8ti 'feet. fbll~ ,lh,c .atC-:of a ,DOli tangeDt curve t~ the right. said CW'V_e
. having a radiU5 of75;00 feel, a ~.tn.l anSIo Df l2JoI4~P4- ft. .:i:;hord .
bearitigQf,North 4)037'28ft WeS~:Il'!d a c:hozd~~n34.95 f~i:o a
pOint; , .
North 22~9'JSM East a distanc~n.lf90.981'tet \0. point;,
Northerly 150;56 i'.:l'foUowing th~ an:. ota cil'c:ulir ~~e'Tqthe:tef;t..said
cUrvc baVini a radius of 100.00 fW:. a oennt analc of 86015}45".8._choi'd
~ of North 2003'.'-).1" WlSt.Md I chozd distance 0(-136.13 'feet toa
point:
Nor.tb 63048'13-" West a diitari<<;e-pf 124.40 feet to.<< point';
,
~A."'**" .:rNt"f'uiI! .a.I1~.;.,;. .'Gii(c~J..do'~ ~,c,.,.c-.-~~
46t,lt.llIlol'lt ')Ii" ~ 100 1~.Jdllia8H'O '. P a.11..l9A041 "'.lI39AW. ......1Iir.l....t,.."'j.inr ......,
(>'\C:AD'P~ Tl.nsk. 1~\0Sll:21 W...;"\I..\ILlI6'2f4.._....'.....clSOtL_~..t,ic
Exhibit C - Page 22
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006
II
nnl loANll.GauuP,'INC;,
N.orth: 7,3031'50"' W~tad~o(4l4.94'''llG apoini:
NOdh 61 044~37" West a djst8r1ee of 455.14 feet to a point;,
Thence lcavina said cen~n.. !,/orth 0004:4'33" 'Bast a dm8nCeo(1 is.S3 feet to
~POOO OF BEOlWNINo,
t'OGE'iimR,wrtu:
A tiact of bmd for rezone purpOSCs situatcdin the North One Half Of.ScetiM 23,
Township 3 North"Range I West. Boi~ Meridian, Mis t:OunlY. Idaho; ~ibeda~
follows;
BBGlNNINO it a folmd,brass cap monumentil:tg th~ Nolth ,~Quarter of~d'Sec;,tion
23 on the CC!'IterJine ofW. Overland,.R~..
Thenc:e,foUowina the no~lY'line of said Seotion 23 eGd the cenlCiJ1ne of said
W. OvedIUKiRoad.'S_'I9<!t9'41~ ~ a diitancil 0(665:42 feet:t6'apbint;'
flvm which.a found Sl8-i~b" pin.tn.6nuntSntins th8 Nort~ Comer ohaid
~tiOIl' 23 bears Sou1h 8~~ 9'41" F.ast a distance of I.~.J 1 feet;
Thence leaving. said northerly line and ,said Cce~lill.e. ,South 00"38'55" Wl<st a
di8~ce of' JS9.66 feet to a poin~ . ,
T\1cnce'~orth8901l'44" W,:st a distance,of633.6l, flietto a pOint;,
Theua: Sowh 75"'43'J6" West awstam.:c ot497.22teet to a point;,
Thence 175.7,9 'feet following 1he llfC.oh. c:ira&larcurVoto'thc'rlgln.sai<iturV~'
having $ radius of SC)O,op 'fed. a ~tral'angle of.20008'J,7". e. cllOI'd bea(ing:of
Soulb 8S~S2'34" W~ and ,a cooed distance of 174.88 feet to a,point;
Thence Soutb00l'48'16" Wesl a disrance of 353. J 7 fce,t to 'a point ohilie'
l<CIllerHne of the. Ridenbaugh ,<;anal,. ,..
Thence following the' CC'II~~ of sai~ 'Rldenbau$b Canal thefolrow~ng three
COUlSCS.
North 6I029'03~ West ~d.istanceof''1S0,1018etto a,pow!;
,320,04 flWt following ~c.ate of a circuler curve to the I~~. 'lilliid Qurye
having a radius of375.QO feet. a cenlr.d" anaJe of 4S053'F",,!icbprd
bearing ofNorth'85oS,6'02." West ana a'cb9rd, dbIm:e 'ot'3l0.42 feet toa
point; . , . .
South 69045\24" WeSl"a di$lance of 100.69 tel 10 apqlntj
'lbence leavil'ig said centerline; 1.372.01 fee( fOllOWing the'lp'C ph ,non
tan8cnt,C1Jrit tothc right.,aid ~U:Ne having a radius. of 1,.OO<:}.Oo-, feet, a
central ~e of18"36'j7". a chord bearing of NOM 51"27'17" I;;aS1,and, a
"
""""'~.dIePWie.C1IiI~.G./~.l~t/Jl'~4t.~NPk~~
46~Ji."',,~Slc:.lllC!;~.1da1I08341,.PD9]9:A041 J':llI"'5t"'+45._dld.~~Ij~
<';l;\(:AD\fttaIco 'r-.rw '1'ilc.\_t\.\d"\l.\lL06131(""'l,"'~_~"kI..
2
Exhibit C - Page 23
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2,2006
I:
I
],
II
I
,
Tlff<:r.oU<in ClIlOUI';ItH;..
chord d.$iattCe of J ,266~9Q feet to'a point on !be nOrtherly line of $Sid
~ioD 23 and. the ccnterlincofsaid W. OVerland Road; ,
Thence fOllowing 9aidnoTtherJy line-,and said Cfllder1mc. Sopth 8$)",l4'~5"
:East a dis~ Qf 119.35 f~ i9 tIiC roINT OF :BEOlNNING.
TOGETSER WITH:
Commen,clng at a fOWld. SIB-,inch Stccl pUi,mon~menting the NOrtheast CQrner Qfsaid
Section 23 QD the Centerline of8. Linder Road;
Thence following the easterly line of said Section 23 'and the centerline bf,said S. Littdei'
Road. South 00041 '26" W~ a distarice of 639;6:1..Ceet to Ii touful 'SI8~itt~h ~L Pm. from
which a foUn~ 51B-iIlch steel pin mO;nlBJ1eJ1ting the East One QuartM of said ,Section '23-
tlcars SOl.lth 01)041 '26" Weat a distance of2,DlL06 feet;
Thencel~ylng said easterly line'and said ccntplln~, NVrth 8~'19'4fr We.sl,a"distanieof
199.25 fc;ct to a,foUlldS/I.inch 'st~I)riP; "
Thence South 00041'26" Wett a distance of 214.62 feet to the POINT OF B~OlNNING;
Thence S~ 00041 '26" West a dlsUmce 'Of2S;qlS feet to a ~t;
ThcJ1CJ SOUth 89-) ~'41" East . (ljshmoe, of:' 199.25 (eeuo a fOUlld 518.inCh steel
pinou ~d castmiy line iU1d saklcentcrliQC';
Thence fQ~'said eaitctly Une and sajei centcrl~ South ooo41'2~" W~fa
"c.i!stanee of 42$.6Heet to a 'Pl?int; . ',. -
Thence 1eaYfns .id easterly line and said 'ccuterlinc;. North 89"j4'28'~ 'West a
distance of S09.S{) n.1O'. POir1t~
Tbence 8Quth.oo'"2S'32" West"a diSWij;Cof288.63 teet to a poiJli;
'nenc~ 7.(j5;87 teet: fo1lowi~g:~earc ofa,nontangeJ'lt curve to 'the right, said
cl1rve'having a l-adius of 7'40.00 feet, a ceJltral GJ1g1e,o( 54"3~'J2'''''a ch,ord bearing.
of North ~S"44'08" Weft and i\ ~~ dis~ce. of679A lteeno a:'jKiint; .
ThCllCCl 172..27 teet f'ollOwing tJlc II'C of Ii 'tevqse curve IOlheIeft. said ,cw'Ve
htivipg a radius of300.00: teet, a tentrafanglc of 320S4'Oll" e, chord bearing of
-North 54-51'3.3" West and a cbord distante 'af 169.91 tteno a point;
1'hcuce North 71'"J$'3~" West a distanciiqt'61,.94 feet to ,'paint;,
Thence South ! 8"41 '27" Wlist Ii diScanCc'of ]g9'.96 feet to'a point"
'r:benre southwesterly 350,07 feet fiJUowiuS the.an: oh ci~ C~ to the,
right, said ~ having a radius of6OO.oo f-. 'a ceatril,angJe 0(33"25,'46"., a
chord bearing of ~l1th 3so:W20" WeSt and a ebord disuIl'lce ofJ45.l3 feet -to, a
point: . ,
The~ Sou1b 52007'1)" West a:!iistaDc,e of 17).34'fccl to 'spoin,;
TlieIlCe 65.69 fcot following.the:arc tJfil nod tangeOlcUS'\Ie la,the le~. Said ~.ui:Ve
havill! a radil.l$ 015'10.00 teet, a central angle, of 07"22'4.7-. a chord bearin~ of
'North 34'"11'23" West and 8 cb~rd d~s~- 0(65.64 f&lettoa point~
,
~~"il"Mr ~ .Qlli/F.J/jJitt1f" "&fCWII~df~ ",G,.,."COlll~
46311. Slwl;' ~; SIc. too, IIlWc> Itl. 13&16 . P2OU~''l!MI:I'_mM4$' '- oI...I<..;;I......";n. ",..i
(}.\pW\"....'T__ Pib\GSllll"W.....~\lUldltl.........Jl502'-'n..bcme.di>e
J
Exhibit C - Page 24
CITY OF MERlDIAN PLANNING DEPARTMENT STAFF REPORT FOR TIlE HEARING DATE OF MARCH 2,2006
j
f
.[
'1'
\
II
TIm- LANI;> GNU," iNC.
~e. Notth 37C>52'47" 'WeSt a distanCe of369.31 'feet.. tj) a pOint;
Thei1cIDQlthwesietJy 57.-63 feet foJlowing~arc ofa circular cuJove.to.thr;'Jeft.
said CUl'Ye having a radiul.of34O.oo f~t. a ~ ilnsI~.ot09":42'41",'iil i~o~(j"'
~ otN9Jth 42044'0$" W~'sqd. a PliOI'd ciistaRcG ofS1.S6 .reet to.1i. point;
ThoDce North 470)5'31" West a distance 0(38.38 feet to a point:
Thence North 52001'13- EasU.distar;lc!cof 171.4(i~.to a point;
'J'bepce no~~y SS;]S ~ folloWing'~e ~ of a ciR.1ar cl.Irve to the.left.
_4 curVe having. f1ldiUs of 100.00' feet. 8 central qie at ~3!'2S'46...a: c~ord
betirii1g ofNotth 35"24'20" East l!Ild a chord di-. of 57.52~' to a ]Xlii>>:
ThenccNorth lS.41'2T East iI distan~ 6f231.33r.et to a: pqil1t:
Thence JiOrtbeiiy 41.J.6 feel fo1l9Wittg &he _ of ..~~ cuM to the left, SIli4
'cUrie having', radi1l8 of JSO.OO feel; acenuahmgle. C!f 11.0tj()~S6\ a .~td .bear~.
of North 1)9'"40'59" East and a "hord di~ !Jf 46;~ ~.IO Ii .poirit: .
Th~ North 00040'3 1'" ~ a -distan~~Qf;'7 \ .94. feet 10 ~ point;
Th$i(:C South 89"19'29" Ei!st'AdistMceof'~S.12 fed to a point;
Thence Nprtb 00<'38'49'" East a distance.of552.l9.....1O a pO!nt;.
Thenee 68.01 feet following the arci cjf a nan taftgezlt curVe to .tl:le iighJ; .saii!. Curve
~-viDg ani4fua 01325.00 1M. a central ilriglc of lICOS9'ZI", lldsord bellring of
South'1S015'SS" East 8ftda'c:horddisrance of61.8I'fcet 10 llpoint;
Thence Worth 17!J4]'4S" Bast a dis~ Qf 100.00 fee~ to a ~iirt; . '
Thence 62.&2 feet ftll\owinl the~.of 8 nOn laD.em: ~e t01be right, . &aid curVe
having.a radius oN2S.00 feet. a ceTllNil angle 0,.0&021'06",. chord bearing 1')(
South 68002'1211 Bast -8Ild tahord distaace 0(62.16 feet to.11 point; .
Tbonce SQuth 6)o4J~l\ East a distance (If 223.27 foot 10 a :Pon.ni.. .
Thenc:uoUi:beisterly t 98.8!S ..reet tpllowJUg the arc of a ciroular cUrve'lo' the right:,
said c:UrvebiivJng a mlius 'of 42S.00 feet, a cODtrafangle 0.1 i604.8'3.1 ". a chord'
bearing ofSoudl SO"23'$4" ~ and'a Choni d~ of 19.1.05 feet..to ifpq~nt;
'~'$outh 36059'38" East a'diStanc~' of 10.57 f~ to'a pOint;.
.Thence South 4904S'~' E8st. a.d~e.of25.00 feet lO'Il,pobtt;
Thdl.CC 31..30 met following the an; ob non tangeOt curve to th!' left,: of slIid
curve having aradius of 100.00 feet.:ll centtal.atlgIe o!.2.1 022'10".11 Choi'!:i.~j'ng
ofNoith 2M3"09' EaSt and.a'Chord disiaoce of37.0I feeJ to apointt
Thence 1IJo~ 18C>S2'04' Ea& a distance.ofh.OS.~to.a point; ,
Thence northerly. 83.72 feet .follqwing Il\e. arc of .'ci~~ curVe to' ~.Icft, said
~urve having., "'\ISof13HOfee\,a{:cntja\ aD8le.~.f35oi9'18\:a.chord bearing.
ofNortb Olol2'2So East and acl1ord.distanu of82.40 ft:ct to'a point;
Thence NorthS4-39'26" East a distance of50,OO feet. to a'J'oin~;
Thence NOJ1h. SlnS'54" East a dista/1ce of :~8. 74 feet Ii) a JM:lmt;
ThellCC'Norlh40001'S4' El.st a disunee of.l 19.46 t\\et to a point.
~SoiJth4M'i'10" Bast a diSWlce of214.73 &et to a poilu;
ThcnceSoutbS6e>j4'44" East-'~ dlstaOceof.SQ.06 f~ to a ~Pt.;
I
~~'SIi!~"a.i~'WfCO/fJ'll~~~~~~.
462 H;-:lhcm ~ Sllr. IlltJ. JloIlo.IIIIIm 1)616. P _9-39.40411: ~QU"M4S .'_.d1..~_'I<o.CDI'"
U'~I)'J~T~I~\0S02I\A""~\J~'IC06lal._~..:~.f1>i:
4
...........,__"._____~~_~_.____.. 'u,. _ ~_.. .. '" ....
Exhibit C - Page 25
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2,2006
'1'
r
II'
.- :..
nil, l.AND GAOUP,.-tHC.
Thence Soutb49" 16'O(r Bast a distance of34U2 feet'to a point;
Thence South 62~09'27" Bast a distance of j79.49 (eel to thePOJNT OF
BEGINNING. . .
j
~..
The'above deseribed1iacts ofJ8nd contain '65.60'acres, more or,lesa,'*tJb~t to all,
exi$ting easemeutnnd rip-ot-way'_ . - .
Prepared By:
THE LAND GROUP~ INC.
462 B. SHORE DRIVE. SUl'fE 100
EAGLE..IDAHO 8361'6
20"939~1
208-939-4445 (FAX)
~~
OEC21J~
~1'\!lIUC
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Exhibit C - Page 26
CITY OF MER1DIAN PLANNING DEPARTMENT STAFF REPOR.T FOR THE HEARING DATE OF MARCH 2,2006
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Dccc:mber 14. 2006
Project No. 05021
Legal ~lon
Soutbridge Subdivision
R~rie to to -
.3.4a aeres.
l"H~ l....Wl) GROUP. ,we.
EXHIRIT "'A"
A tnlct ofland fDr rezone PUI'p9ses sit1Jated In the North OM. Ha1f-of~ .N~lbwest One
Quarter of Section 23. Township 3 North. Range I WC$to 8<lise Meridiim..AdaCoWlty._
Idaho, described IS followr:
Commendngat a found braas-eap .monumentin8IhcNorthw~ Coma- ofwCi SCcti~ 23
on We centerline oC W. OVei'land-Roid;
Thence followbtg the tWrtbed)' line of said Sectio.n 23 and the cC!dcJ:llne of said VI.
Over/and Road, SotIth 89"'] 5'27" But a distabce or 1302.3.0 feet .to the 'POINT OF
BBGINNING, . - '. '. -' "-
Thence fol1oWiDg .~d oortbCf!yliJl'! JIIld lli4id CCDterlille, South 89'> 15'27'" ~t !l
distal)Ce of 23.9 r.tc:ec 10 a foWld Sllf-inch! 'steelpitimonuml';iJtiDg~ West9ne
Six_nth Comer common to said Sections 23 BOd Section 14, TowDShip j-North;
.Rin.gc 1 \Vest, BoiseMeridi~;
Thence foJlowina said ~rtbe:d)' Iln~ 8P4. S!li!l ccnterlillc, Bou~h 8901'4'25"_ East 11
distance of 924,59 fel:! to a Jioit'lt; .
lbence leaving ~d ilorthei'ly line and said centerline.. South -W4S'j5l~ Wesl' a
distance of2S.DO feet to & point;
Thence 639.81 fe!;t folJowiog lbe arc o.f a rl_Qn taDgent cUrV~ t()'th~ left.. said. curve
haVing a iadiui of) ,000.00 filet, a'centnl;l angle of-36"39'29". a.. chord 'bearii!g of
~South 59035'31" West. and -a chord distance of 628.95 feet to II. point, . ..
Thence North 48044'14" WCSI.'B distance'of-539.65 feet to tJie .
POINT OF USQJNNINO. '.. .
Prepem:I By;
THE LAND GROUP. INC.
462 E. SHORB. D.Rl'il:!, StJJT-E 100,
EAGL;E. IDAHO 136J6 . Rt;V4(..-AmlAL
208-939--4.041 BY~
208-93,9-4445, (FAX--- '. .
DEe 20 _
Exhibit C - Page 27
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006
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Exhibit C - Page 28
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2,2006
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2,2006
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2,2006
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Exhibit C - Page 32
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006
D. Required Findings from Unified Development Code
I. Annexation Findings:
Upon recommendatioD from the Commission, the Council shall make a full investigation
and shall, at the public hearing, review the application. In order to grant an annexation
and/or rezone, the Council shaD make the following findings:
1. The map amendment complies with the applicable provisions of the comprehensive
plan;
The Council finds that the proposed zoning designations ofR-8, R-4, R-2, TN-C L.Q and
TN-R coniply with the Comprehensive Plan and recently amended Future Land Use Map.
The Council finds that the proposed map amendment is in general compliance with all
other applicable provisions of the comprehensive plan. Please see Comprehensive Plan
Policies and Goals, Section 8, of the Staff Report.
2. The map amendment complies with the regulations outlined for the proposed
district, specifically the purpose statement;
The Council finds that there are several uses that are allowed and conditionally allowed
within the requested zoning districts. If the applicant complies with the conditions
outlined in the development agreement, and receives design review approval for the
future buildings that are along the portion of Overland Road designated as an entryway
corridor, the Council finds that the proposed lots/districts will be in compliance with the
regulations outlined in each specific district. The accompanying plat and proposed
development agreement, demonstrate that the land will be developed with lot sizes, uses
and other dimensional requirements that conform to the proposed zoning designations.
3. The map amendment shaD not be materially detrimental to the public health, safety,
and welfare;
The Council finds that the proposed zoning amendment will not be detrimental to the
public health, safety, or welfare. Staff recommends that the Commission and Council rely
on any oral or written testimony that may be provided when determining this finding.
4. The map amendment shall not result in an adverse impact upon the deUvery of
services by any political subdivision providing public services within the City
including, but not limited to, school districts; and,
The Council finds that the proposed zoning amendment will not result in any adverse
impact upon the delivery of services by any political subdivision providing services to
this site.
S. The annexation is in the best of interest of the City (UDC 11-5B-3.E).
The R-8, R-4, R-2, TN-C, L-O and IN-R zoning amendments will provide residential,
commercial, and public/quasi-public uses in this area. The Council finds that all essential
services are available or will be provided by the developer to the subject property and
will not require unreasonable expenditure of public funds. The applicant is proposing to
develop the land in general compliance with the City's Comprehensive Plan. In
atcordante with the findings listed above, the Council finds that Annexation and
Zoning of this property to R-8, R-4, R-2, TN-C, L-O and TN-R would be in the best
interest of the City.
Exhibit D - Page I
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPOR.T FOR TIlE HEARING DATE OF MARCH 2. 2006
2. Preliminary Plat Findings:
In consideration of a preliminary plat, combined preliminary and final plat, or short plat,
the decision-making body shall make the following findings:
1. The plat is in conformance with the Comprehensive Plan;
The Council finds that the proposed application is in substantial compliance with the
adopted Comprehensive Plan, and the land use designations for this property as shown on
the Future Land Use Map. The Council generally supports the proposed plat and
associated master concept plan layout and proposed density as they comply with the
provisions of the Comprehensive Plan and the DOC. Please see Comprehensive Plan
Policies and Goals, Section 8, of the Staff Report.
2. Public services are available or can be made available and are adequate to
accommodate the proposed development;
The Council finds that public services can be made available to accommodate the
proposed development. (See finding Items 3 and 4 above under Annexation Findings for
more details.)
3. The plat is in conformance with scheduled public improvements in accord with the
City's capital improvement program;
Because the developer is installing sewer, water, and utilities for the development at their
cost, the Council finds that the subdivision will not require the expenditure of capital
improvement funds.
4. There is public financial capability of supporting services for the proposed
development;
The Commission and Council should rely upon comments from the public service
providers (i.e., police, fire, ACHD, etc.) to determine this finding. (See finding Items 3
and 4 above under Annexation Findings, and the Agency Comments and Conditions in
Exhibit B for more detail.) The Council finds that there is public fmancial capability of
providing supporting services for this development.
5. The development will not be detrimental to the public health, safety or general
welfare; and
The Council is not aware of any health, safety or environmental problems associated with
the development of this subdivision. ACIID considers road safety issues in their analysis.
The Commission and Council should reference any public testimony that may be
presented to determine whether or not the proposed subdivision may cause health, safety
or environmental problems.
6. The development preserves significant natural, scenic or historic features.
The Ridenbaugh Canal bisects this property. The Commission and Council consider the
Ridenbaugh a scenic feature. The Council finds that this feature he protected and
Exhibit D - Page 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2,2006
enhanced by the applicant. Further, there are some mature trees on this property. Any
existing trees larger than 4" caliper that are removed should be mitigated for, per the
Landscape Ordinance. The Council finds that the proposed development will not result in
the destruction, loss or damage of any natural feature(s) of major importance if developed
under these conditions.
Staff recommends that the Commission and Council reference any public testimony that
may be presented to determine whether or not the proposed development may destroy or
damage a natural or scenic feature(s) of major importance of which staff is unaware.
Exhibit D - Page 3