Rock Creek Multifamily CZC 06-212CITY OF ...-�.. _
It IDAHO
$1NCr
y903
NOTE: This is not a Building Permit.
Prior to any construction, you should
contact the Building Department at
(208) 887-2211 to verify if any additional
permits and/or inspections will be
required by the Meridian Building
Department.
CERTIFICATE OF ZONING COMPLIANCRECEIVED
Date: December 20, 2006 DEC 2 1 2006
City Of Meridian
Project Name/Number: Rock Creek Multifamily — CZC-06-212 City Clerk Office
Owner: Rockereek Pines, LLC
Site Address: 1103 W. Pine Avenue
Proposed Use: 7 Multifamily (4-plex) Units on Lots 9,16,17,18,19, 21 & 22• Tot -Lot; and Picnic Area
(OFFICE UNITS REQUIRE SEPARATE CERTIFICATES OF ZONING COMPLIANCE)
Zoning: R-15 (Medium High Densily Residential)
Comments:
Conditions of Approval: Project is subject to all current City of Meridian ordinances and conditions of approval
for the Rock Creek Subdivision (RZ-04-002, PP -04-005, and CUP -04-006) and Development Agreement.
NOTE: The Applicant is proposing to develop seven (7) 4-plex buildings with this application. The two
office lots along Pine Avenue (Lots 2 & 3) shall be required to obtain separate CZC approval.
Landscaping: The Landscape Plan prepared by South Landscape Architecture on November 4, 2004 and
November 12, 2004, and labeled L1.1 & L1.2, is approved (stamped "Approved" on December 20, 2006, by the
Meridian Planning Department) with the following changes (see redline changes on plan):
1) Depict and construct a pathway at the north side of the Nine Mile Creek to the west property line, as
per Condition 3 of CUP -04-006. See attachment for updated walkway/sidewalk plan along Nine
Mile Creek:
2) Construct a BBQ pit within Lot 1, near the picnic tables and tot lot, as per Condition 3 of CUP -04-
006.
3) Construct non-combustible fencing along the north and south sides of the Nine Mile Creek, as per
the conditions of approval for CUP -04-006.
Except for the changes listed above, the approved landscape plan is not to be altered without prior written
approval of the Planning Department. No field changes to landscape plan permitted; prior written approval of all
material changes is required.
Site Plan: The Site Plan prepared by Rennison Engineering, PLLC, on April 10, 2006, is approved (stamped
"Approved" on December 20, 2006, by the Meridian Planning Department) with no changes. The approved site
plan is not to be altered without prior written approval of the Planning Department.
NOTE: The building setbacks for this development were approved as follows: Front living space: 12 feet,
as measured to the sidewalk (stairways may encroach an additional 3.5 feet); Interior side: 5 feet, as
measured to property line; and Rear: 12 feet for interior lots and 15 feet for lots on the perimeter
(balconies may encroach into the rear setback).
Elevations: The Elevations submitted with the subject application are approved with no changes from the Planning
Department and meet the standards defined by prior approvals.
Irrigation: An underground, pressurized irrigation system must be installed to all landscape areas per the approved
specifications and in accordance with UDC 11-3A-15.
Parkin: The proposed parking areas shall be paved and striped in accordance with UDC 11-3B. Project
engineer/architect shall certify that the number and size of handicap -accessible spaces conforms to the Americans
with Disabilities Act (ADA). Handicap accessible stalls must have signage in accordance per ADA and signed
accessible.
Curbing: Per UDC 11 -3B -5I, all landscape areas adjacent to driveways and the parking lot must be protected by
curbing, wheel stops, or other approved protective devices. Curbing may be cut to allow for storm water runoff.
Sidewalks: All sidewalks shall be constructed in accordance with 11-3A-17. Sidewalks shall be constructed prior
to occupancy.
Drainage: Storm water drainage swales shall not have a slope steeper than 3:1, shall be fully vegetated, and shall
be designed in compliance with UDC 11-3B-11 and UDC 11-3A-18.
Fencing: Any required or proposed fencing shall be installed with current fencing standards as defined in UDC
11-3A-7. Fencing shall comply with the approved site plan for this site. A non-combustible fence shall be
constructed on both the north and south sides of the Nine Mile Creek. Further, the existing barbed wire
fence near/on the eastern boundary of the property shall be removed, if it is on this property.
Lighting: Lighting shall not cause glare or impact the traveling public or neighboring development and comply
with lighting standards as defined in UDC 11-3A-11.
Signage: No signs are approved with this CZC. All business signs will require a separate sign permit in
compliance with UDC 11-3D.
Trash Enclosure: All dumpster(s) must be screened in accordance with UDC -11-3A-12. Trash enclosures must
be built in the location and to the size approved by SSC.
Handicap -Accessibility: The structure, site improvements and parking areas must be in compliance with all
federal handicap -accessibility requirements.
ACHD Acceptance: All impact fees, if any, shall be paid prior to the issuance of a building permit. If any
changes must be made to the site plan to accommodate the ACHD requirements, a new site plan shall be submitted
to the City of Meridian Planning staff for approval prior to the issuance of a building permit.
Certificate of Occupancy: All required subdivision improvements must be complete prior to obtaining a
Certificate of Occupancy. A written certificate of completion shall be prepared by the landscape architect,
landscape designer or qualified nurseryman responsible for the landscape plan upon completion of the landscape
installation. The Certificate of Completion shall verify that all landscape improvements, including plant materials
and sprinkler installation, are in substantial compliance with the approved landscape plan. A Temporary
Certificate of Occupancy may be obtained by providing surety to the City in the form of a Letter of Credit or cash
in the amount of 110% of the cost of the remaining improvements. A bid must accompany any request for
Temporary Occupancy.
Plan Modifications: Except for any changes mentioned above, the approved Site Plan, Landscape Plan stamped
"Approved" on December 20, 2006, and Elevations, and are not to be altered without prior written approval ofthe
Planning Department. No significant field changes to the site or landscape plans are permitted; prior written
approval of all changes is required.
Amanda Hess, Associate City Planner
* This letter does not indicate compliance with requirements of other departments/agencies, including, but not limited to, Ada County
Highway District, Central District Health Department, affected irrigation district(s), Meridian Sewer, Water, Building or Fire Departments,
Sanitary Services Co., etc. This letter shall expire one (1) year from the date of issuance if work has not begun.
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KEY NOTES:
= Ol PEDESTRIAN RAMP, SEE DETAIL SHEET C4.1
O2 VALLEY GUTTER, SEE DETAIL SHEET C4.1
_ O EXTRUDED CURB, SEE DETAIL SHEET C4.1
O 5.0' SIDEWALK W/ 6" VERTICAL CURB, SEE
DETAIL SHEET C4.1
O5 6.0' SIDEWALK W/ 6" EXTRUDED CURB, SEE
DETAIL SHEET C4.1
' O6 5' SIDEWALK PER ISPWC STD SD -709
O7 6" VERTICAL CURB, SEE DETAIL SHEET C4.1
O8 6" MOUNTABLE CURB, SEE DETAIL SHEET C4.1
j O9 10' WIDE CONCRETE DRIVE APPROACH, PER
ISPWC STD. SD 710
ROCK CREEK SUBDIVISION
PROPOSED NEW SIDEWALK & PATHWAY
ALIGNMENT EXHIBIT
Rennison Fo&ea, Inc.
Engineers • Surveyors • Planners
Cascade Office E-1, Office
105 N. Main Street, P.O. Box 188 430 E. Slate St., Suite 140
Cascade, Idaho 83611 Eagle, Idaho 83616
Office: 208.382.4902 Office: 208.938.2440
Fox: 208.382.3410 Fox: 208.938.2441
e of Review Requested (cheq
irthat apply)
❑ Accessory Use
❑ Alternative Compliance
Certificate of Zoning Compliance
.❑ Conditional Use Permit Minor Modification
❑ Design Review
❑ Private Street
❑ Property Boundary Adjustment
❑ Short Plat
❑ Temporary Use Certificate of Zoning Compliance
❑ Time Extension (Director)
❑ Vacation
❑ Other
Information
Planning Department
"ADMINISTRATIVE REVIEW APPLICATION
Applicant name: _ Ad C r_C I`!U_ I_ ri N e S L L L
Applicant address: $ % Gr --, 61
Applicant's interest in properly: X -Own ❑ Rent ❑ Optioned
Owner name: r-kel- ex +•�SDv✓\
Phone: '7300- �9
im 031� J�
❑ Other
Phone:
q3�-d9
Owneraddress: Ys2 7. S &-%J�qe� PIAZ-'e- 11 (fQf(f Zip: •k3,61,/1—
Agent name (e.g., architect, engineer, developer, representative): Q 1 �1 Q 1e L^.)'t t $/� �✓�°C
Firm name: �eNN i 5Q •� �iVQ /N p��^ i nd ) Phone: y3J'-.2-t1g6
Address: �02 g S r4q 1e_ S"4e Q baa [ 9- Zip: 6
Primary contact is: ❑ Applicant ❑ Owner Agent ❑ Other q V t? W
Contact name: �l�N �Gl t �- Phone: _ ja
E-mail' byL 1. 9)�A Fax: alb i 6 6 o p 6
Subject Property Information
Location/street address: 106'1 — /453 - /10gq — 1,031-10,31- IOL41 •- l ®K 3 - lues4f J i+ e- -s+-
Assessor's
Assessor's parcel number(s): Rq 3R Z S60 -?Qd
Township, range, section:T3A J 9 1 W Se-(- 12- Total acreage:
Current land use: rV\ % `�( Current zoning district:
660 E. Watertower Lane, Suite 202 • Meridian, Idaho 83642
Phone: (208) 884-5533 Facsimile: (208) 888-6854 Website: www.meridiancity.org
1 (Rev. 9/21106)
t . ,
Project Description
Project/subdivision name: R'16k C sa'6
General description of pro osed project/request: % d ofa/L,
41
Proposed zoning district(s): S
Acres of each zone proposed:
Type of use proposed (check all that apply):
V, Residential ❑ Commercial ❑ Office ❑ Industrial ❑ Other
�/ � � arS@Sl►oL /� i
Amenities provided with this development (if applicable): 7D'f T
<y - g&g;
Who will own & maintain the pressurized irrigation system in this development? j�%y►ti -M�G`t`��ctry T
Which irrigation district does this property lie within? ,? aeys-pq -- Ine'd'i 6,6Lr 1
Primary irrigation source: IUa&,PA — /1n,P,�^ t`(A+ A-fJ Secondary: /J1d i' l J CX"- J C i 'k�e
Square footage of landscaped areas to be irrigated (if primary or secondary point of connection is City water):
Residential Project Summary (if applicable)
Number of residential units: a Number of building lots:
Number of common and/or other lots: -WIS AP_
Proposed number of dwelling units (for multi -family developments only): oz a
1 Bedroom: Z*_ 2 or more Bedrooms
M
Minimum square footage of structure(s) (excl. garage): il3RLf — ER Proposed building height:
Minimum property size (s.f): ., ! vZ S Average property size (s.f ): 56 d - E A
Gross density (DU/acre-total land):
Percentage of open space provided:
Percentage of useable open space:
Net density (DU/acre-excluding roads & alleys):
Acreage of open space:
(See Chapter 3, Article G, for qualified open space)
Type of open space provided in acres (i.e., landscaping, public, common, etc):
Type of dwelling(s) proposed: ❑ Single-family ❑ Townhomes ❑ Duplexes Multi -family
Non-residential Project Summary (if applicable)
Number of building lots: Other lots:
Gross floor area proposed:
Existing (if applicable):
Hours of operation (days and hours): Building height:
Percentage of site/project devoted to the following:
Landscaping: Building: Paving:
Total number of employees: Maximum number of employees at any one time:
Number and ages of students/children (if applicable): Seating capacity:
Total number of parking spaces provided:
Authorization
Print applicant name:
P
Applicant signature:
Number of compact spaces provided:
.�. &'I Uif_t'\J Qt,L� W 'err X/4c,
Date: /-� _ q~ D&
660 E. Watertower Lane, Suite 202 • Meridian, Idaho 83642
Phone: (208) 884-5533 • Facsimile: (208) 888-6854 • Website: www.meridiancity.org
2
Cascade Office
PO Box 188
105 N Main Street
Cascade, Idaho 83611
Office: 208-382-4902
Fax: 208-382-4902
December 5, 2006
Project No.: 1404
Planning Department
City of Meridian
660 E. Watertower, Ste. 200
Meridian, ID 83642
Rennison Fodrea
Engineers • Surveyors • Planners
Eagle Office
430 E. State Street
Suite 140
Eagle, Idaho 83616
Office: 208-938-2440
Fax: 208-938-2441
RE: ROCKCREEK SUBDIVISION CERTIFICATE OF ZONING COMPLIANCE
To Whom It May Concern:
Rockcreek Subdivision is a re -subdivision of Lot 3 of West Lawn subdivision. This development
consists of twenty three multi -family buildings (4-plex buildings, total residential units = 92) with
two proposed commercial lots along the developments frontage with West Pine Street. This
development has residential developments located north, east, and west of the project site. To the
south the site abuts union pacific railroad right-of-way. All roadways within the development are
private. This project was approved by the City of Meridian with conditions of approval as
indicated in the attached copy of the approval letter dated January 4, 2005.
Please contact me with any comments or questions.
Sincerely,
Rennison Fodrea, Inc.
Marlin Gochnour, EIT
Engineer
-h
3
........................................... ........ ..:
lYH�4RfNDAi2E-
91
2 0 6o yo71
NAVARR0 PLACE
SUBDIVISION
................................ _.......................
R5985170
R59851701
170140
144DBD0210
1440800200 i
R5985170176
SURI R 14408001
---I---
..........................................
I
1
1
1
1
I
R8521560010
RS_5461
LOT 1
TRAMORE SUBDIVISION
BOOK 87 PAGE 9825
� I
CER y PROJECZ
LOCATIC
91 E —1823 \•- �---�--
LOT 2
` TRAMORE SUBDIVISION
BOOK 87 PAGE 9825
2
UNION PACIFIC RAILROAD
NOT PLATTED
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Ll a
_....................................._......._........
589-06,12 F
NOT PLATTED
SCALE: 1" = 200'
CURRENT ZONING = L-0
VICINITY MAP FOR ROCKCREEK SUBDIVISION
A RE -SUBDIVISION OF LOT 3, WEST LAWN SUBDIVISION
SITUATED IN A PORTION OF THE NE 1/4 OF THE SW 1/4
OF SECTION 12, T. 3 N., R. 1 W., B.M., CITY OF MERIDIAN,
ADA COUNTY, IDAHO
CLARINDA CANNA iKir ,
ESTATES SUBDIVISION .
1 81440800140 611
5 6
i
102.00 0 0 0 R 1JI:
N N I
...........................................................................................
97 N8330 -16W o 0
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WEST LAWN
SUBDIVISION
BOOK 2 PAGE 94
73331
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R8526600150 11
R852660
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885266001
885266 0130
................................. a.
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S89-06•f2F 275.1
Rennison Fodrea, Inc.
Engineers • Surveyors • Planners
Cascade Office Eaole Office
105 N. Moln Street, P.O. Box 188 128 S Eagle Rd.. Suite 8
Cascade, Idaho 83611 E.91e, Idaho 83616
Office: 208.382.4902 Office: 208.938.2440
Fox: 208.382.3410 Fox: 208.938.2441
AMENDED PLAT SHOWING
ROCKCREEK SUBDIVISION
A RE -SUBDIVISION OF A PORTION OF LOT 3, WEST LAWN SUBDIVISION
SITUATED IN A PORTION OF THE NORTHEAST 1/4 OF THE SOUTHWEST 1/4 OF SECTION 12,
T. 3 N., R. 1 W., B.M., CITY OF MERIDIAN
ADA COUNTY, IDAHO
2006
50 25 0 50 - 100
HORIZONTAL SCALE IN FEET
10' PUBLIC UTILITY AND WEST LAWN SUBDIVISION
DRAINAGE EASEMENT. BOOK 2, PAGE 94
_ _,70
SOO'32'18"W 964-33'
84_99' - 80.00' 90.02' - _ 2. '5 D.12' 80.07 -
--i T -------i T------- T --O O7
8� LOT 13 LOT 14 - LOT 15
0.12 cares - 0.12 ages
� � a
D.1n ac m ^ 0.12 acres
Ie $ m i res a
00 - j 7.68• p N !
L - -84.99'- - z TYP_80.00` - - _ s
500'3218-W 172.67' _ L - -84.58'- - -
f LOT 11 3 I Nig LOT 11
m0.13 pores m 0.12 aures
!Z
L - -R4 95' -
\r--,M.DM--; r__eo.Do--; Lo�-80.00'-- SOD fio.o-� __84.50'---1 f\
_ 3 3
W I LOST 6 I LOT 7 I LOT 8 7 I LOT 9 r I - LOT 30
lyU o 0 0.12 r ry 0.12 acres 0.12 aures - 0 0.12 aces 0 0.12 acres z
a�
m1------�L------AL1-----�L------EL------
F
80.00' _ _ 60.00' _ Tao.00_ _ 00.00' _ _80.00'
I LS 872 N00'32'18"E I 487,39' FOUND NO CAP
Potint of BegiTtTt L?tg L RE -CAP LS 5618
S00' }2.18"W 10' PUOLIC UTILITY AND
J0.00'
DRAINAGE EASEMENT. S85'26'20"E 0.12
W 1/4 CORNER 38.09' FOUND NO CAP
i�s6crloN n & 1z - LOT 1 TRAMORE SUBDIVISION
CP&F INST. N0. RE -CAP LS 5610
e9Dea4s BOOK 87 PAGE 9825 i I
�_N_ CINDER ROAD 1
1. EACH SIDE OF THE INTERIOR LOT LINES HAS A FIVE (5') F00T WIDE UTILITY, IRRIGATION AND DRAINAGE EASEMENT, UNLESS OTHERWISE
DIMENSIONED.
2. THE PROPERTY IS OUTSIDE THE FLOOD ZONE, W9TH THE EXCEPTION OF ZONE A CONTAINED IN NINEMILE CREEK. -
3. AN EASEMENT FOR THE PURPOSE OF PROVIDING PERPETUAL INGRESS AND EGRESSEXISTS OVER ALL OF LOT 1 AS SHOWN ON THIS PLAT, ALL
OWNERS OF LOTS HAVE AN UNDIVIDED INTEREST IN SAID EASEMENT. SAID EASEMENT IS ALSO FOR THE PURPOSE OF CITY OF MERIDIAN DOMESTIC
HEALTH CERTIFICATE
SANITARY RESTRICTIONS AS REQUIRED BY IDAHO CODE, TITLE 50, CHAPTER 13 HAVE BEEN
SATISFIED BASED ON THE STATE OF IDAHO, DEPARTMENT OF ENVIRONMENTAL QUALITY (DEO)
APPROVAL OF THE DESIGN PLANS AND SPECIFICATIONS AND THE CONDITIONS IMPOSED ON THE
DEVELOPER FOR CONTINUED SATISFACTION OF THE SANITARY RESTRICTIONS. BUYER IS
CAUTIONED THAT AT THE TIME OF THIS APPROVAL, NO DRINKING WATER OR SEWER/SEPTIC
FACILITIES WERE CONSTRUCTED. BUILDING CONSTRUCTION CAN BE ALLOWED WITH APPROPRIATE
BUILDING PERMITS IF DRINKING WATER OR SEWER FACILITIES HAVE SINCE BEEN CONSTRUCTED
OR IF THE DEVELOPER IS SIMULTANEOUSLY CONSTRUCTING THOSE FACILITIES. IF THE
DEVELOPER FAILS TO CONSTRUCT FACILITIES OR MEET THE OTHER CONDITIONS OF BED, THEN
SANITARY RESTRICTIONS MAY BE RE -IMPOSED IN ACCORDANCE WITH SECTION 50-1326, IDAHO
CODE, BY THE ISSUANCE OF A CERTIFICATE OF DISAPPROVAL, AND NO CONSTRUCTION OF ANY
BUILDING OR SHELTER REQUIRING DRINKING WATER OR SEWER/SEPTIC FACILITIES SHALL BE
ALLOWED.
ENVIRONMENTAL HEALTH SPECIAUST, DATE
CENTRAL DISTRICT HEALTH DEPARTMENT
- - - - EASEMENT LINE -
10' PUBLIC UTILITY AND
FOUND BRASS CAP
e. MAINTENANCE OF ANY IRRIGATION OR DRAINAGE PIPE OR DITCH CROSSING -A LOT IS THE RESPONSIBRITY OF THE LOT OWNER UNLESS SUCH
DRAINAGE EASEMENT. -
4. THIS DEVELOPMENT RECOGNIZES SECTION 22-4503, IDAHO CODE, RIGHT -TO -FARM, WHICH STATES THAT NO AGRICULTURAL OPERATION OR AN
-
4Ja7
80.00
0 SET 5/e" REBAR W/ CAP, "PLS 5618• -
_-80.00'
r 3
80A0
T - - - - - - 4 T - - - - - - w
-18
,
PRIVATE ACCESS AND PUBLIC UTILITY EASEMENT, SEE NOTE 3
LOT 17 I
LOT a LOT 19 ['�'
11. DIRECT LOT ACCESS TO WEST PINE STREET IS PROHIBITED EXCEPT IN LOCATIONS SPECIALLY APPROVED BY THE ADA COUNTY HIGHWAY
NMID - NAMPA MERIDIAN IRRIGATION DISTRICT
0.12 acres i.
.
0.12 cues 0.12 acres
SURVEY INDEX NO. 314-12-1-3-0-00-00
r
m a r o
Do
TYP_
' - -
80.00' J
L__ r_.; L__-
80.00'--
500'} '1
S a.
p\o
O
LENGTH
RADIUS
m'
O
CHORD 01ST.
5. LOT I BLOCK 1 WILL BE OWNED AND MAINTAINED BY THE ROCKCREEK PROPERTY OWNERS ASSOCIATION.
00
Cl
23.56'
15.00'
90'00'00-
'\\
21.21' -
100'
--.,.,"--1 r- -
80.85--1 r-:08'T
.7Y--1
�58587'S5-E 1-100'
-C3 16.}4' w I TYP. W I I I I
3 1 I
LOT 20 P LOT 21 r 22 LOT 23 11
0.15 acres m -- 0.17 acres n °i 0.17 ocres - O1 0.16 acres
m l m l m l m
I I I I
�--61.31'_) L --80.85'.-_J L
LOT 24
24
0.12 r
L - - -
60
LOT 25
0.12 ,ares
I _
N00'32'18"E 473.56'
10' PUBLIC UTILITY AND
I- DRAINAGE EASEMENT.
LOT 2 TRAMORE SUBDIVISION
BOOK 87 PAGE 9825
I6 LOT 26
0.12 ocres
RO.Q1' _
FND LS 9
WATER AND SANITARY SEWER, PUBLIC UTILITIES, IRRIGATION, AND DRAINAGE. LEGEND
7. BUILDING SETBACKS AND DIMENSIONAL STANDARDS IN THIS SUBDIVISION SHALL BE IN COMPLIANCE WITH TITLE 11 AND TITLE 12 OF THE
- - - - EASEMENT LINE -
MERIDIAN CITY CODE UNLESS OTHERWISE MODIFIED BY CONDITIONAL USE PERMIT (CUP -04-018) WHICH ALLOWED FOR REDUCED SETBACKS AND LOT
FRONTAGES. - -
FOUND BRASS CAP
e. MAINTENANCE OF ANY IRRIGATION OR DRAINAGE PIPE OR DITCH CROSSING -A LOT IS THE RESPONSIBRITY OF THE LOT OWNER UNLESS SUCH
Q - FOUND ALUMINUM CAP
4. THIS DEVELOPMENT RECOGNIZES SECTION 22-4503, IDAHO CODE, RIGHT -TO -FARM, WHICH STATES THAT NO AGRICULTURAL OPERATION OR AN
Q FOUND 5/8" REBAR
9. THE OWNER HAS PROVIDED IRRIGATION FOR THIS SUBDIMSION UNDER SECTION 31-3805(8) OF THE IDAHO CODE. THE NAMPA & MERIDIAN
IRRIGATION DISTRICT HAS ACCEPTED THE OPERATION OWNERSHIP, LOT FEE ASSESSMENT, AND MAINTENANCE OF THIS PRESSURIZED IRRIGATION
0 SET 5/e" REBAR W/ CAP, "PLS 5618• -
SYSTEM.2525752S�S1'75e
%c] cj5J�j�7C2(� CROSS ACCESS IRRIGATION, DRAINAGE AND UTILITY EASEMENT
10. THE BOTTOM ELEVATION OF ALL STRUCTURAL FOOTINGS SHALL BE SET A MINIMUM OF 12 -INCHES ABOVE THE HIGHEST ESTABLISHED NORMAL
PRIVATE ACCESS AND PUBLIC UTILITY EASEMENT, SEE NOTE 3
APPURTENANCE TO IT SHALL BE OR BECOME A NUISANCE, PRIVATE OR PUBLIC. BY ANY CHANGED CONDITIONS IN OR ABOUT THE SURROUNDING -
-BOUNDARY LINE
11. DIRECT LOT ACCESS TO WEST PINE STREET IS PROHIBITED EXCEPT IN LOCATIONS SPECIALLY APPROVED BY THE ADA COUNTY HIGHWAY
NMID - NAMPA MERIDIAN IRRIGATION DISTRICT
DISTRICT AND THE CITY OF MERIDIAN
WC WITNESS CORNER
SURVEY INDEX NO. 314-12-1-3-0-00-00
NONAGRICULTURAL ACTIVITIES AFTER THE SAME HAS BEEN IN OPERATION FOR MORE THAN (1) YEAR, WHEN THE OPERATION WAS NOT A NUISANCE
AT THE TIME THE OPERATION BEGAN, PROVIDED THAT THE PROVISIONS OF THIS SECTION SHALL NOT APPLY WHENEVER A NUISANCE RESULTS FROM
-QUARTER SECTION LINE
CURVE TABLE
THE IMPROPER OR NEGLIGENT OPERATION OF ANY AGRICULTURAL OPERATION OR APPURTENANCE TO IT. -
CENTER LINE
CURVE
LENGTH
RADIUS
DELTA
CHORD BRG.
CHORD 01ST.
5. LOT I BLOCK 1 WILL BE OWNED AND MAINTAINED BY THE ROCKCREEK PROPERTY OWNERS ASSOCIATION.
Cl
23.56'
15.00'
90'00'00-
54487'42"E
21.21' -
LOT UNE
C2 1
66.45'
1 99.50'
1 3515'53" 1
N19'40'14'E
1 65.22'
6. ANY RE -SUBDIVISION OF THIS PLAT SHALL BE IN COMPLIANCE WITH THE MOST RECENTLY APPROVED SUBDIVISION STANDARDS OF THE CITY OF
PROPERTY LINE
C3 1
8.95'
1 27.00'
1 18.59'47" 1
M85 -02.12-E
8.91'
MERIDIAN.
7. BUILDING SETBACKS AND DIMENSIONAL STANDARDS IN THIS SUBDIVISION SHALL BE IN COMPLIANCE WITH TITLE 11 AND TITLE 12 OF THE
- - - - EASEMENT LINE -
MERIDIAN CITY CODE UNLESS OTHERWISE MODIFIED BY CONDITIONAL USE PERMIT (CUP -04-018) WHICH ALLOWED FOR REDUCED SETBACKS AND LOT
FRONTAGES. - -
FOUND BRASS CAP
e. MAINTENANCE OF ANY IRRIGATION OR DRAINAGE PIPE OR DITCH CROSSING -A LOT IS THE RESPONSIBRITY OF THE LOT OWNER UNLESS SUCH
Q - FOUND ALUMINUM CAP
RESPONSIBILITY IS ASSUMED BY AN IRRIGATION/DRAINAGE DISTRICT.
Q FOUND 5/8" REBAR
9. THE OWNER HAS PROVIDED IRRIGATION FOR THIS SUBDIMSION UNDER SECTION 31-3805(8) OF THE IDAHO CODE. THE NAMPA & MERIDIAN
IRRIGATION DISTRICT HAS ACCEPTED THE OPERATION OWNERSHIP, LOT FEE ASSESSMENT, AND MAINTENANCE OF THIS PRESSURIZED IRRIGATION
0 SET 5/e" REBAR W/ CAP, "PLS 5618• -
SYSTEM.2525752S�S1'75e
%c] cj5J�j�7C2(� CROSS ACCESS IRRIGATION, DRAINAGE AND UTILITY EASEMENT
10. THE BOTTOM ELEVATION OF ALL STRUCTURAL FOOTINGS SHALL BE SET A MINIMUM OF 12 -INCHES ABOVE THE HIGHEST ESTABLISHED NORMAL
PRIVATE ACCESS AND PUBLIC UTILITY EASEMENT, SEE NOTE 3
GROUNDWATER ELEVATION. -
_
\ \ l
11. DIRECT LOT ACCESS TO WEST PINE STREET IS PROHIBITED EXCEPT IN LOCATIONS SPECIALLY APPROVED BY THE ADA COUNTY HIGHWAY
NMID - NAMPA MERIDIAN IRRIGATION DISTRICT
DISTRICT AND THE CITY OF MERIDIAN
WC WITNESS CORNER
SURVEY INDEX NO. 314-12-1-3-0-00-00
3
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AMENDED PLAT SHOWING
ROCKCREEK SUBDIVISION
A RE -SUBDIVISION OF A PORTION OF LOT 3, WEST LAWN SUBDIVISION
SITUATED IN A PORTION OF THE NORTHEAST 1/4 OF THE SOUTHWEST 1/4 OF SECTION 12,
T. 3 N., R. 1 W., B.M., CITY OF MERIDIAN
ADA COUNTY, IDAHO
2006
CERTIFICATE OF OWNER
KNOWALL MEN BY THESE PRESENTS: THAT ROCK CREEK PINES, LLC., DOES HEREBY CERTIFY
THAT ITIS THE OWNER OF THE REAL PROPERTY AS SHOWN HEREON AND DESCRIBED BELOW.
-A RE -SUBDIVISION OF A PORTION OF LOT 3, WEST LAWN SUBDIVISION SITUATED IN A PORTION
OF THE NORTHEAST QUARTER OF THE SOUTHWEST QUARTER OF SECTION 12, TOWNSHIP 3
NORTH, RANCE 1 WEST, BOISE MERIDIAN, CITY OF MERIDIAN, ADA COUNTY, IDAHO AND MORE
PARTICULARLY DESCRIBED AS FOLLOWS:
COMMENCING AT THE ONE QUARTER CORNER COMMON TO SECTIONS 11 AND 12. TOWNSHIP 3
NORTH, RANGE 1 WEST, BOISE MERIDIAN, THENCE SOUTH 89'30'16° EAST ALONG THE CENTER
SECTION UNE OF SAID SECTION 12 A DISTANCE OF 1438.34 FEET TO A POINT, THENCE SOUTH
00'32'18" WEST A DISTANCE OF 30.00 FEET TO A FOUND 5/8 INCH REBAR ON THE SOUTH
RIGHT-OF-WAY LINE OF NEST PINE AVENUE, BEING TIE POINT OF BEGINNING:
THENCE SOUTH 89'30'16- EAST A DISTANCE OF 319.96 FEET TO A FOUND 5/8 INCH REBAR;
THENCE SOUTH 00'32'18- WEST A DISTANCE OF 964.33 FEET TO A POINT WITNESSED BY A
FOUND 5/8 INCH REBAR WHICH BEARS NORTH 00'32'18- EAST 25.00 FEET;
THENCE NORTH 88'31'52' WEST A DISTANCE OF 358.00 FEET TO A POINT WITNESSED BY A
FOUND 5/8 INCH REBAR WHICH BEARS NORTH 00'32'18- EAST 25.00 FEET;
THENCE NORTH 00'32'18- EAST A DISTANCE OF 473.56 FEET TO A FOUND 5/8 INCH REBAR;
THENCE SOUTH 85'26h0- EAST A DISTANCE OF 38.09 FEET TO A FOUND 5/8 INCH REBAR;
THENCE NORTH 00'32'18- EAST A DISTANCE OF 487.39 FEET TO THE POINT OF BEGINNING.
THE ABOVE DESCRIBED PARCEL CONTAINS 325,629 SQUARE FEET OR 7.48 ACRES
IT THE INTENTION OF THE UNDERSIGNED TO INCLUDE SAID REAL PROPERTY IN THIS
SUBDIVISION PLAT. THE UTILITY, DRAINAGE, AND IRRIGATION EASEMENTS SHOWN ON THIS PLAT
ARE NOT DEDICATED TO THE PUBUC BUT THE RIGHTS TO USE SAID EASEMENTS IS HEREBY
PERPETUALLY RESERVED FOR SUCH USES AS SHOWN HEREON. ALL UNITS IN THIS PLAT ARE
ELIGIBLE TO RECEIVE DOMESTIC WATER FROM THE CITY OF MERIDIAN MUNICIPAL WATER SYSTEM -
AND THE CITY HAS AGREED IN WRITING TO SERVE THIS PROJECT.
IN WITNESS THEREOF, WE HAVE HEREUNTO SET OUR SIGNATURES THIS _ DAY OF
-- 2006.
ROCK CREEK PINES LLC,
CHAD LONCSON
MANAGING MEMBER
IRRIGATION CERTIFICATE
I, CHAD LONGSGN, MANAGING MEMBER, ROCK CREEK PINES. LLC., OWNERS OF SAID PROPERTY,
DO HEREBY STATE THAT THE IRRIGATION WATER RIGHTS APPURTENANT AND THE ASSESSMENT
OBLIGATION OF THE LAND ON THIS PLAT HAVE NOT BEEN TRANSFERRED FROM SAID LANDS.
LOTS WITHIN THE SUBDIVISION WILL BE ENTITLED TO IRRIGATION WATER RIGHTS AND WILL BE
OBLIGATED FOR ASSESSMENTS FROM NAMPA @ MERIDIAN IRRIGATION DISTRICT.
ROCK CREEK PINES, LLC. DATE
CHAD LONGSON, MANAGING MEMBER
ACKNOWLEDGMENT
STATE OF IDAHO
55
ADA COUNTY
ON THIS __ DAY OF ______2006, BEFORE ME THE UNDERSIGNED, A NOTARY
PUBLIC IN ANO FOR SAID STATE, PERSONALLY APPEARED CHAD LONGSON KNOWN OR
IDENTIFIED TO ME TO BE MANAGING MEMBER OF THE UNITED LIABILITY COMPANY THAT
E%ECUTED THE INSTRUMENT ON BEHALF OF SAID LIMITED LIABILITY COMPANY AND
ACKNOWLEDGED TO ME THAT SUCH LIMITED LIABILITY COMPANY EXECUTED THE SAME.
IN WITNESS THEREOF: I HAVE SET MY HAND AND AFFIXED MY OFFICIAL SEAL THE DAY AND
YEAR FIRST ABOVE WRITTEN.
NOTARY PUBUC FOR THE STATE OF IDAHO
RESIDING AT
MY COMMISSION EXPIRES
SURVEY INDEX NO. 314-12-1-3-0-00-00
APPROVAL OF THE CITY ENGINEER
ACCEPTED AND APPROVED THIS - DAY OF A.D. _ BY THE CITY
ENGINEER OF THE CITY OF MERIDIAN, ADA COUNTY, IDAHO.
MERIDIAN CITY ENGINEER DATE
APPROVAL OF THE CITY COUNCIL
I, THE UNDERSIGNED, CITY CLERK IN AND FOR THE CITY OF MERIDIAN, ADA COUNTY, IDAHO, DO
HEREBY CERTIFY THAT AT A REGULAR MEETING OF THE CITY COUNCIL HELD ON THE
DAY OF A.D. - THIS PLAT WAS DULY ACCEPTED.
MERIDIAN CITY CLERK DATE
APPROVAL OF ADA COUNTY HIGHWAY DISTRICT
THE FOREGOING PLAT WAS ACCEPTED AND APPROVED THIS _ DAY OF
A.D., BY THE BOARD OF ADA COUNTY HIGHWAY DISTRICT COMMISSIONERS.
CHAIRMAN ACHD
CERTIFICATE OF COUNTY SURVEYOR
I, THE UNDERSIGNED, COUNTY SURVEYOR IN AND FOR ADA COUNTY, IDAHO, DO HEREBY
CERTIFY THAT I HAVE CHECKED THIS PLAT AND THAT IT IS IN COMPLIANCE WITH TITLE 50,
CHAPTER 13 OF THE IDAHO CODE RELATING TO PLATS AND SURVEYS.
COUNTY SURVEYOR - DATE
CERTIFICATE OF SURVEYOR
I, ROBERT W. FODREA, DO HEREBY CERTIFY THAT I AM A REGISTERED LAND SURVEYOR,
LICENSED BY THE STATE OF IDAHO, AND THAT THIS PLAT OF ROCK CREEK SUBDIVISION, AS
DESCRIBED IN THE CERTIFICATE OF OWNERS AND AS SHOWN ON THE ATTACHED PLAT, WAS
DRAWN FROM AN ACTUAL SURVEY MADE ON THE GROUND BY ME OR UNDER MY SUPERVISION,
AND ACCURATELY REPRESENTS THE POINTS PLATTED THEREON, AND IS IN CONFORMANCE WITH
THE STATE OF IDAHO CODE. TITLE 50, CHAPTER 13, RELATING TO PLATS AND SURVEYS.
VSTA, P''
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CERTIFICATE OF COUNTY TREASURER
I, THE UNDERSIGNED, COUNTY TREASURER IN AND FOR THE COUNTY OF ADA, STATE OF IDAHO,
PER THE REQUIREMENTS OF IDAHO CODE 50-1308, DO HEREBY CERTIFY THAT ANY AND ALL
CURRENT AND/OR DELINQUENT COUNTY PROPERTY TAXES FOR THE PROPERTY INCLUDED IN
THIS SUBDIVISION PLAT HAVE BEEN PAID IN FULL. THIS CERTIFICATION IS VALID FOR THE
NEXT 30 DAYS ONLY.
COUNTY TREASURER DATE
CERTIFICATE OF COUNTY RECORDER
STATE OF IDAHO 1
AOA COUNTY ) SS - -
I HEREBY CERTIFY THAT THIS PLAT OF ROCK CREEK SUBDIVISION WAS FILED AT THE REQUEST
OF AT _ MINUTES PAST _ O'CLOCK _M., THIS _
DAY OF A.D. - IN MY OFFICE AND WAS DULY RECORDED AS
BOOK _ OF PLATS AT PAGES _ THRU _
INSTRUMENT NUMBER
DEPUTY EX -OFFICIO RECORDER'
FEE
_ANDSCAPE PLAN
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COMMENTS:���,,��
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P.O. Box 626, Meridian, ID 83680 Phone 208/888-3999 Fax 208/888-5052
a� Printed on Recycled Paper
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MAYOR % . CITY HALL
r , (208) 888.4433 —Fax 8874813
Tammy de Weerd 111!..Rl•„� �..�
CITY of _ PUBLIC WORKS
CCTV COUNCIL MEMBERS BUILDING DEPARTMENT
Keith Bird�y�11��-yl (208) 887-2211 —Fax 898-9551
Christine Donnell \1
Shaun Wardle % IUAHQ j LEGAL DEPARTMENT
Charles M. Rountree ` :; (208) 466-9272 — FAX 466-4405
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STAFF REPORT: City Council Date: January 4, 2005
To: Mayor & City Council
From: Sonya Allen, Assistant City Planner
John Boyd, Engineering Tech. I1
Re: Rock Creek Subdivision
Requestfor; Final Plat Approval of Twenty Five (25) Building Lots and One (1)
Common Lot on 7.48 Acres in an R-15 Zone for Rock Creek Subdivision, by Big
View Builders, Inc. (File No. FP-04-078)
We have reviewed the above-referenced submittal and offer the following comments, as
conditions of approval. These conditions shall be considered in full, unless expressly
modified or deleted by motion of the Meridian City Council:
APPLICATION SUMMARY & LOCATION
The applicant, Big View Builders, Inc., has requested final plat approval for twenty five (25)
building lots and one (1) common lot on 7.48 acres in an R-15 zone for Rock Creek
Subdivision.
The proposed subdivision is located at 1103 W. Pine Ave., in the SW l/of Section 12, T.3N.,
R. 1W.
The proposed building lots will consist of 23 multi -family residential building lots, each
containing one four-plex structure, for a total of 92 -units, and 2 office building lots. The conurlon
lot will consist of open space, landscaping, parking and a common driveway for the subdivision.
-- Amenities in the subdivision will consist of a tot lot/playground, complete with equipment and
benches, horseshoe pits, and a BBQ pit with benches on the north side of the Nine Mile Creek,
and a half basketball court south of the creek. Also, a 5 -ft. wide pathway is proposed on the north
side of the Nine Mile Creek, extending the full width of the property.
A Conditional Use Permit was approved for this subdivision which required the four-plex
structures to conform to the following standards: min. 12 -ft, rear setback for interior lots and
zein. 15 -ft, rear setback for perimeter lots; min. 5 -ft. side setback (measured to. property line);
min. 12 -ft. front setback (measured from back of sidewalk); construction materials used on the
Exhibit "A”
e'd .
dGT:TO 90 OT JdU
Mayor & City Council
Hearing Date: December 21, 2004
Page 2 of 5
structures with modified setbacks/separation must be approved by City of Meridian Building
Department and in accordance with the most recent International Building Code.
The submitted final plat substantially complies with the approved preliminary plat.
Staff recommends approval of the final plat for Rock Creek Subdivision with the comments
and conditions stated in this report.
SITE SPECIFIC REQUIREMENTS
1.
Applicant is to meet all terms of the approved Rezone (RZ-04-002), Preliminary Plat (PP -
04 -005), and Conditional Use Permit (CUP -04-006) for Rock Creek Subdivision.
If permanent perimeter fencing is not proposed, temporary construction fencing to
contain -debris shall be installed at the subdivision boundary prior to .issuance of building
permits. All proposed fencing must be in compliance with MCC 12-4-10.
If the existing barbed wire fence along the east boundary of the property is located on the
subject property, it must be removed prior to issuance of building permits.
3. The applicant shall provide for a public pedestrian easement for the pathway along the
creek to allow for the extension of the pathway to the east.
4. Provide a Fire Department and Planning & Zoning Department approved secohdary
vehicular access to serve the lots south of the Nine Mile Creek prior to issuance of the
12`h four-plex building permit within the subdivision.
5. Revise the landscape plan dated 11/12/04 and prepared by South Landscape Architebture,
as follows:
a. A min. 5 -ft, wide landscape buffer is required along the southern boundary of the
subdivision. Said landscape buffer may be included in the existing irrigation
easement if a license agreement is obtained from NMID. If one cannot be
obtained, provide a min. 5 -ft. wide landscape buffer outside of the easement.
b. Include fencing symbol in the legend. Also, include fencing details (i.e. type,
height, construction materials).
C. Include calculations table on the landscape plan.
d. Pathway on the north side of the Nine Mile Creek must be asphalt instead of
gravel.
e. A min. 7 -ft. wide sidewalk is required along Pine Avenue.
f. Revise the landscape plan to add a permanent barbeque pit to the common area on
the north side of the Nine Mile Creek (per CUP -04-006, condition #3, pg. 4).
FP -04-078 Exhibit "A" Rock Creek Sub FP.doc
Transmittal Datc: December 14, 2004
6-01 JLT:TO 90 OI -dd
Mayor & City Council
Hearing Date: December 21, 2004
Page 3 of 5
6. 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.
7. All development improvements, including sewer, fencing, micro -paths, pressurized
irrigation and landscaping shall be installed and approved prior to obtaining certificates
of occupancy.
8. A letter of credit or cash surety in the amount of 110% will be required for all fencing,
pressurized irrigation, sanitary sewer, water, etc., prior to signature on the final plat.
9. Sanitary sewer service and municipal water to this development shall be via extensions
from existing mains. Applicant will be responsible to construct, or re -construct the sewer
and water mains to and through this proposed development, thereby making them
available to adjacent properties. Subdivision designer to coordinate main sizing and
routing with the Public Works Department. Applicant shall execute City of Meridian
standard form of easements, for any mains that are required to provide service.
10. Applicant shall be required to pay Public Works development plan review, and
construction inspection fees, as determined during the plan review process, prior to
signature on the final plat per Resolution 02-374.
11. The applicant has not indicated who will own and operate the pressurized irrigation
system within this development (private home owner's association or irrigation district.)
12. Underground year-round pressurized irrigation must be provided to all lots within this
development (MCC 12-5-2.N).
The City of Meridian requires that pressurized irrigation systems be supplied by a year-
round source of water (MCC 12-13-8.3). The Applicant shall be required to utilize 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 shall be responsible for the payment of
assessments for the common areas prior to signature on the final plat by the City
Engineer. If the system is to remain private, a draft copy of the pressurized irrigation
system O&M manual must be submitted prior to plan approval.
13. Submit an encroachment agreement with NMID for all improvements located within the
Nine Mile Creek easement.
14. Submit a License Agreement with NMID for the landscaping within the easement for the
Rutledge Lateral and the Nine Mile Drain prior to signature on the Final Plat. If a license
agreement cannot be obtained for the proposed landscaping, trees shall be planted in
FP -04-078 Exhibit "A" Rock Creek Sub FP.doc
Transmittal Date: December 14, 2004
OT 'd dLT :TO 90 01 .add
Mayor & City Council
Hearing Date: December 21, 2004
Page 4 of 5
accordance with MCC outside of the easements. Make any changes necessary on the
landscape plan.
15. Prior to issuance of building permits, a permanent vehicular crossing of the Ninemile
Drain shall be constructed.
16. Revise or add the following notes to the face of the plat:
(4.2 Add note regarding Right to Farm Act
(5.) Add note calling out the common lot(s) within the subdivision and who will be
responsible for their ownership and maintenance.
"Any re -subdivision of this plat shall be in compliance with the most recently
approved subdivision standards of the City of Meridian "
`Building setbacks and dimensional standards in this subdivision shall be in
compliance with Title Ll and Title 12 of the Meridian City Code unless otherwise
modified by Conditional Use Permit (CUP -04-006)
"Maintenance of any irrigation or drainage pipe or ditch crossing a lot is the
responsibility of the lot owner unless such responsibility is assumed by an
(9.) "The developer and/or owner shall comply with Idaho Code 31-3805 pertaining to
irrigation water rights."
10. "The bottom elevation of all structural footings shall be -set a minimum of 12 -
inches above the highest established normal groundwater elevation"
17. Correct the bearing quadrants of the first and sixth legs of the boundary legal description
of the Certificate of Owner's.
1$. Complete the Certificate of Owners and accompanying Acknowledgment.
19. Graphically depict a 5 -ft. wide landscape buffer on the plat along the southern boundary
of the development outside the NMID easement for the Rutledge Lateral.
20. Delete the "Approval of Planning Commissioner" Certificate from page two of the plat.
21. Add a Certificate for the "Ada County Highway District" to page two of the plat.
22. Staffs failure to cite specific ordinance provisions or terms of the approved Development
Agreement, Rezone, Preliminary Plat or Conditional Use Permit does not relieve
Applicant of responsibility for compliance.
GENERAL REQUIREMENTS
Tile all inigation ditches, laterals or canals, exclusive of natural waterways, intersecting,
crossing or lying adjacent and contiguous to the area being subdivided per. City
FP -04-078 Exhibit "N' Rock Creek Sub FP.doc
Transmittal Date: December 14, 2004
TT'd dBT:10 90 of add
Mayor & City Council
Hearing Date: December 21, 2004
Page 5 of 5
-Ordinance 12-4-13. Submit written confirmation of plan approval from the appropriate
irrigation/drainage district, or lateral users association to the Public Works Department.
2. Remove any existing domestic wells and/or septic systems within this project from their
domestic service per City Ordinance Section 9-1-4 and 9-4-8. (Wells may be used for
non-domestic purposes such as landscape irrigation.)
3. Install 250 -watt, high-pressure sodium streetlights at locations designated by the Public
Works Department. Street light contractor shall obtain an approved design and permit
from the Public Works Department prior to commencing installations.
4. Replace any tree over four (4) inch caliper that is removed from the property with an
equivalent number of caliper inches of trees. (Required landscape buffer trees will not be
considered as replacement trees for those trees that have to be removed.)
5. Submit compaction test results to the Meridian Building Department for any building
pads within lots receiving engineered backfill.
6. Coordinate with the Meridian Public Works Department and the Meridian City/Rural Fire
Department to determine fire flow requirements. Provide a letter from the Fire
Department stating required fire flow requirements prior to final plat approval.
RECOMMENDATION
Staff recommends approval of the final plat with the above stated comments and conditions.
FP -04-078 Exhibit "A" Rock Creek Sub FP.doc
Transmittal Date: December 14, 2004
ZT'd
d8T:T0 90 OT add
`}
John S. Franden, President
Rebecca W. Arnold, 1st Vice President
Sherry R. Huber, 2nd Vice President
Dave Bivens, Commissioner
Carol A. McKee, Commissioner
January 10, 2007 RECEIVED
TO: Rock Creek Pines LLC JAN 19 2007
827 S Bridgeway PI #110
Eagle, ID 83616 City of Meridian
City Clerk Office
SUBJECT: MCZC-06-212
Rock Creek Multifamily Units
1103 W Pine Ave
On March 2, 2004, the Ada County Highway District Commissioners acted on MPP04-005/MCUP04-
006/MRZ04-002 for Rock Creek Subdivision. The conditions and requirements also apply to MCZC-06-
212.
• Prior to final approval you will need to submit plans to the ACHD Development Review
Department.
• A traffic impact fee will be assessed by ACHD and will be due prior to the issuance of a
building permit. Contact ACHD Planning & Development Services at 387-6170 for
information regarding impact fees.
If you have any questions or concerns please feel free to contact this office at (208) 387-6177.
Sincerely,
Chelsee Kucera
Planner I
Right -of -Way and Development Services
CC: Project File
City of Meridian
Rennison Engineering
128 S Eagle Rd, Ste B
Eagle ID 83616
Ada County Highway District - 3775 Adams Street - Garden City, ID - 83714 • PH 208-387-6100 - FX 345-7650 - www.achd.ada.id.us
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�"�� Ada County Highway Hi hwa District
Right -of -Way & Development Department
Planning Review Division
This application does not require Commission action and is approved at the staff level on Tuesday, March 2,
2004. Tech Review for this item was held with the applicant on Friday, February 27, 2004. Please refer to
the attachment for appeal guidelines. Staff contact: Joyce Newton, 208-387-6171 phone, 208-387-6393 fax,
jnewton@achd. ada. id. us
File Numbers: I MPP04-005/MCUP04-006/MRZ04-002-Rock Creek Subdivision
Site address: 1103 West Pine Avenue
Owner: Fiscal Funding Company
311 California Street, Suite 320
San Francisco, CA 94104
Applicant: Treasure Valley Development
John Sieckert
5846 N. Dalspring Avenue
Boise, Idaho 83713
Representative: Leavitt & Associates Engineers Inc.
1324 1st Street South
Nampa, Idaho 83651
Application Information:
The Ada County Highway District (ACHD) staff has received the above referenced application requesting
preliminary plat approval to plat a 53 -lot mixed-use subdivision consisting of 25 four-plex units and 2
commercial lots. The applicant is also requesting to rezone the 7.48 -aces from L -O (Limited Office) to R-15
(Medium High Density Residential). The site is located on the south side of Pine Avenue, approximately
1, 440 -feet east of Linder Road.
Acreage: 7.48 -acres
Current Zoning: L -O (Limited Office)
Proposed Zoning: R-15 (Medium High Density Residential)
No.of Lots: 52 (100-townhome units) (2 -commercial buildings -3,040 -square feet each)
Common Lots: 1 -park area
Vicinity Map
MP P 04.005/M CU PO4-006/M RZ 04-002
Reek Creek Subdivision
A. Findings of Fact
Trip Generation:
This development is estimated to generate 653 additional vehicle trips per day (0 existing) based on
the Institute of Transportation Engineers Trip Generation Manual.
2. Impact Fees:
There will be an impact fee that is assessed and due prior to issuance of a building permit. The
assessed impact fee will be based on the impact fee ordinance that is in effect at that time.
3. Traffic Impact Study:
This proposed development is estimated to generate less than 1,000 -trips per day therefore a traffic
impact study was not required with this application.
4. Site Information:
The site is currently undeveloped. The Nine Mile Drain runs east and west thru the site.
5. Description of Adjacent Surrounding Area including zoning:
a. North:
Piedmont Navarro and Clarinda Subdivision/R-4
b. South:
Union Pacific Railroad
c. East:
Tremont Subdivision/R-8
d. West:
West Lawn Subdivision/Tramor Subdivision/L-0
6. Impacted Roadways
West Pine Avenue:
Frontage: Approximately 320 -feet
Functional Street Classification: Collector
Traffic count: East of Linder Road was 5,482 on 12-10-02
Level of Service: Better than "C"
Speed limit: 35 -mph
7. Roadway Improvements Adjacent To and Near the Site
Pine Avenue is improved with 2 -travel lanes, a center turn lane including 2 -bike lanes with curb and
gutter abutting the site. This site is the last parcel on this section of Pine Avenue that does not have
sidewalk.
8. Existing Right -of -Way
Pine Avenue has 60 -feet of existing right-of-way (30 -feet from centerline).
9. Site History
District staff has not reviewed this site as an application or prepared a report in the past year.
10. Capital Improvements Plan/Five Year Work Program
The development location is not programmed into the District's current Capital Improvements Plan
and/or Five Year Work Program for reconstruction or any roadway improvements.
Pine Avenue and Linder Road intersection is currently a four way stop. This intersection is proposed
to be signalized in 16-20 years (Capital Improvements Plan 2003) and is number 6 on the signal
priority list. The Five Year Work Program 2004-2008, the project includes signalization and rebuilding
the intersection to add left turn lanes on all four legs. This project is in PD (preliminary development),
K
which is a category for projects that currently have no funding year committed, but are identified as a
recognized need.
11. Other Development in Area
On November 6. 2001, the Ada County Highway District (ACHD) staff review an application
requesting preliminary approval to plat a Not subdivision (Tramore Subdivision). The 10 -acre site is
located on the south side of Pine Avenue approximately % of a mile east of Linder Road.
District policy generally requires the dedication of 35 -feet from centerline on all collector roadways.
Due to the fact that Pine Avenue was not in the District's Five Year Work Program or Capital
Improvements Plan to be improved in the next 20 years and the fact that Pine Avenue is currently
fully improved on both sides of the road, staff recommended at that time the applicant not be required
to dedicate additional right-of-way at that time.
The applicant was required to construct a 7 -foot wide attached concrete sidewalk on Pine Avenue
abutting the site.
On January 20, 2004. the Ada County Highway District staff reviewed an application requesting
conditional use and preliminary plat approval to construct an 18 -lot multi -family residential subdivision
on 5.70 -acres. Round Tree Subdivision is zoned L -O and is proposed to contain eighteen 4-plexes
and 3 -common lots that will utilize a common driveway. The site is located on the south side of Pine
Avenue just east of Linder Road. The applicant proposed to utilize the existing 30 -foot wide curb
return type driveway that intersects Pine Avenue approximately 10 -feet east of the west property line.
This driveway was approved with the preliminary plat. The applicant also received a modification of
policy for the additional right-of-way.
District policy generally requires the dedication of 35 -feet from centerline on all collector roadways.
Due to the fact that Pine Avenue was not in the District's Five Year Work Program or Capital
Improvements Plan to be improved in the next 20 years and the fact that Pine Avenue is currently
fully improved on both sides of the road, staff recommended at that time the applicant not be required
to dedicate additional right-of-way or make additional improvements to Pine Avenue at this time.
12. Additional information:
Inter -connectivity is a high priority for the District. The development site abuts the Meridian Friends
Church to the east. West Idaho Avenue and West Broadway Avenue are two existing stub streets,
into the Church site from the residential neighborhood on the east.
The applicant's site plan provided with the application indicates an emergency access to the parcel to
the west approximately 75 -feet south of the Nine Mile Drain drainage easement boundary line. District
staff is supportive of the emergency access, and the access should be signed accordingly.
B. Findings for Consideration
Right -of -Way
District policy requires 70 -feet of right-of-way on collector roadways (Figure 72-F1 B). This right-of-
way width allows for the construction of a 3 -lane roadway with curb, gutter, 5 -foot wide detached
sidewalks and bike lanes.
On October 17, 2003, the Ada County Highway District Commission reviewed and approved changes
and/or modifications to the District Policy Manual. District policy requires the developer to improve
3
every public alley, local street, residential collector and collector roadway to appropriate District
standards. Collector roadways will be designed with sufficient pavement width to accommodate both
motorized and non -motorized traffic. The standard width of right-of-way for collector roadways shall
be 70 -feet (35 -feet from centerline). The owner/developer will not be compensated for this additional
right-of-way because collector roadways are to be brought to adopted standards by the developers of
abutting properties. The standard width of pavement shall be 46 -feet from back of curb to back of
curb.
District policy generally requires the dedication of 35 -feet from centerline on all collector roadways.
Pine Avenue is a collector roadway with 2 -travel lanes, center lane including bike lanes with curb, and
gutter within 60 -feet of existing right-of-way. Therefore the applicant should not be required to
dedicate additional right-of-way with this development. This is consistent with previous action
regarding developments that have roadway improvements existing.
2. Street Sections/Sidewalks
District policy 72-F1 B requires collector roadways to be constructed as a 46 -foot street section with
vertical curb, gutter and 5 -foot detached (or 7 -foot attached) concrete sidewalk within 70 -feet of right-
of-way with parking prohibited on both sides.
The proposed development site is the last parcel on this portion of Pine Avenue without sidewalk.
The applicant has two options regarding the construction of sidewalk along Pine Avenue:
Option # 1: The applicant should be required to construct a 7 -foot attached sidewalk abutting the
site. The District shall require an easement from the applicant for that portion of sidewalk outside of
the existing right-of-way. This is consistent with previous action regarding developments that have
roadway improvements existing. Please contact the Right -of -Way Division at 387-6270 for guidelines.
OR
Option # 2: The applicant should be required to dedicate additional right-of-way to provide for the
construction of the 7 -foot attached sidewalk and 2 -foot utility strip located within the new right-of-way.
The owner/developer will not be compensated for this additional right-of-way because collector
roadways are to be brought to adopted standards by the developers of abutting properties.
3. Minor Improvements
District policy 7203.6 requires the applicant of a proposed development to make improvements to
existing damaged sidewalk; curb and gutter construction or replacement; replacement of unused
driveways with standard curb, gutter and sidewalk; installation of pedestrian ramps; pavement
repairs; signs; traffic control devises; and other similar items in order to correct deficiencies or replace
deteriorated facilities.
4. Driveways/ Collectors
Successive Driveways
District policy 72-F5, requires driveways located on collector or arterial roadways with a speed limit of
35 to align or offset a minimum of 150 -feet from any existing or proposed driveway.
The applicant is proposing to construct two driveways into the site intersecting Pine Avenue.
Driveway # 1 is proposed to be located 16 -feet east of the western property line. This entrance is
in alignment with North 11 t" Street West located on the north side of Pine Avenue.
4
• Driveway # 2 is proposed to be offset 138 -feet east of driveway # 1, measured near edge to near
edge (110 -feet west of the eastern property line). This entrance is in alignment with the driveway
on the north side of Pine Avenue for 1118 West Pine Avenue.
Both locations meet District policy and should be approved as proposed.
Construction
District policy 7207.9.3 restricts commercial driveways with daily traffic volumes over 1,000 vehicles
to a maximum width of 35 -feet. Most commercial driveways will be constructed as curb -cut type
facilities if located on local streets. Curb return type driveways with 15 -foot radii will be required for
driveways accessing collector and arterial roadways.
Graveled driveways abutting public streets create maintenance problems due to gravel being tracked
onto the roadway. In accordance with District policy, 7207.9.1, the applicant should be required to
pave the driveway its full width and at least 30 -feet into the site beyond the edge of pavement of the
roadway and install pavement tapers with 15 -foot radii abutting the existing roadway edge.
5. Commuteride
ACHD's Commuteride staff will contact the applicant to provide information on alternative
transportation programs that are available.
ATP
1. In order to reduce trips to and from this development it is recommended that Tenants
occupying the proposed building be required to provide an Alternative Transportation Program for
employees and provide an annual report to ACHD on employee participation. Commuteride staff will
coordinate the Alternative Transportation Program with the applicant. For more information contact
Catherine Sanchez at 387-6160.
TMA/TMO
2. In order to reduce trips to and from this development, it is recommended that the tenants
occupying the proposed building(s) be required to participate in any Transportation Management
Association (TMA) or Transportation Management Organization (TMO) that is formed with a boundary
that includes this site or is adjacent to this development.
A Transportation Management Association (TMA) or Transportation Management Organization
(TMO) is formed with a coordinator that works as a liaison between businesses and private and public
transportation providers to increase the use of alternative transportation and other trip reduction
measures (shuttle buses, bus pass programs, vanpools, carpools, bicycle and walking
enhancements). An annual survey will be required of the TMA/TMO to monitor participation in
alternative transportation programs and forwarded to the ACHD Commuteride Office.
C. Site Specific Conditions of Approval
The applicant has two options regarding the sidewalk along Pine Avenue:
Option # 1: The applicant shall be required to construct a 7 -foot attached sidewalk abutting the site.
The District shall require an easement from the applicant for that portion of sidewalk outside of the
existing right-of-way. This is consistent with previous action regarding developments that have
roadway improvements existing. Please contact the Right -of -Way Division at 387-6270 for guidelines.
5
OR
Option # 2: The applicant shall be required to dedicate additional right-of-way to provide for the
construction of the 7 -foot attached sidewalk and 2 -foot utility strip located within the new right-of-way.
The owner/developer will not be compensated for this additional right-of-way because collector
roadways are to be brought to adopted standards by the developers of abutting properties.
2. Construct driveway # 1 as a curb return type driveway with 15 -foot radii intersecting Pine Avenue 16 -
feet east of the western property line as proposed. This driveway is in alignment with North 11th Street
West located on the north side of Pine Avenue. This driveway location meets District policy and shall
be approved with this development.
Pave the driveway to its full width of 25 -feet as proposed, and at least 30 -feet into the site beyond the
edge of pavement of the roadway and install 15 -foot curb radii abutting the existing roadway edge.
3. Driveway # 2 as a curb return type driveway with 15 -foot radii offset 138 -feet east of driveway # 1,
measured near edge to near edge as proposed. (110 -feet west of the eastern property line). This
driveway is in alignment with the driveway on the north side of Pine Avenue for 1118 West Pine
Avenue. This driveway location meets District policy and shall be approved with this development.
Pave the driveway to its full width of 25 -feet as proposed, and at least 30 -feet into the site beyond the
edge of pavement of the roadway and install 15 -foot curb radii abutting the existing roadway edge.
4. The applicant shall replace unused curb cuts on Pine Avenue with standard curb, gutter and concrete
sidewalk to match required improvements.
5. Other than the access point(s) specifically approved with this application, direct lot or parcel access to
Pine Avenue is prohibited. Lot access restrictions, as required with this application, shall be stated
on the final plat.
6. Comply with all Standard Conditions of Approval.
D. Standard Conditions of Approval
Any existing irrigation facilities shall be relocated outside of the right-of-way.
2. All utility relocation costs associated with improving street frontages abutting the site shall be borne
by the developer.
3. 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.
4. Utility street cuts in pavement less than five years old are not allowed unless approved in writing by
the District. Contact the District's Utility Coordinator at 387-6258 (with file numbers) for details.
5. 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.
6. 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.
7. 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.
8. Payment of applicable road impact fees are required prior to building construction in accordance with
Ordinance #198, also known as Ada County Highway District Road Impact Fee Ordinance.
9. 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 ACHD 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.
10. No change in the terms and conditions of this approval shall be valid unless they are in writing and
signed by the applicant or the applicant's authorized representative and an authorized representative
of 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.
11. 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 subject 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.
E. Conclusions of Law
The proposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval are
satisfied.
2. ACHD requirements are intended to assure that the proposed use/development will not place an
undue burden on the existing vehicular and pedestrian transportation system within the vicinity
impacted by the proposed development.
Attachments
1. Vicinity Map
2. Site Plan
3. Appeal Guidelines
7
Request for Appeal of Staff Decision
Appeal of Staff Decision: The Commission shall hear and decide appeals by an applicant of the
final decision made by the ROWDS Manager when it is alleged that the ROWDS Manager did not
properly apply this section 7101.6, did not consider all of the relevant facts presented, made an error
of fact or law, abused discretion or acted arbitrarily and capriciously in the interpretation or
enforcement of the ACHD Policy Manual.
a. Filing Fee: The Commission may, from time to time, set reasonable fees to be charged
the applicant for the processing of appeals, to cover administrative costs.
b. Initiation: An appeal is initiated by the filing of a written notice of appeal with the Secretary
of Highway Systems, which must be filed within ten (10) working days from the date of the
decision that is the subject of the appeal. The notice of appeal shall refer to the decision
being appealed, identify the appellant by name, address and telephone number and state
the grounds for the appeal. The grounds shall include a written summary of the provisions
of the policy relevant to the appeal and/or the facts and law relied upon and shall include a
written argument in support of the appeal. The Commission shall not consider a notice of
appeal that does not comply with the provisions of this subsection.
c. Time to Reply: The ROWDS Manager shall have ten (10) working days from the date of
the filing of the notice of appeal to reply to the notice of the appeal, and may during such
time meet with the appellant to discuss the matter, and may also consider and/or modify
the decision that is being appealed. A copy of the reply, and any modifications to the
decision being appealed will be provided to the appellant prior to the Commission hearing
on the appeal.
d. Notice of Hearing: Unless otherwise agreed to by the appellant, the hearing of the appeal
will be noticed and scheduled on the Commission agenda at a regular meeting to be held
within thirty (30) days following the delivery to the appellant of the ROWDS Manager's
reply to the notice of appeal. A copy of the decision being appealed, the notice of appeal
and the reply shall be delivered to the Commission at least one (1) week prior to the
hearing.
e. Action by Commission: Following the hearing, the Commission shall either affirm or
reverse, in whole or part, or otherwise modify, amend or supplement the decision being
appealed, as such action is adequately supported by the law and evidence presented at
the hearing.
Dec, 13. 2006 3:51°M
Tralnswflon
No. 6445 P. 3
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WCAM".3000F. 111111111JI� Jul
I &MW Na. 0600041971nbj
CORPORATE WARRANTY DEED
FOR VALUE RECEIVED
074 V;EW atrIL RS, YNC., as Idaho corporation
R rgryoradon otgrudmd and axtnleg under the taws of iho State of Idehu, with its principal office u
Soide ofCoumtyofAda ,State of Idaho,
GRANTOR(&), does(do) hereby GRANT, BARGAIN, SELL AND CoNVY.Y unto: ROCK Casax PINES, X&C,
an xdaho limited liabl,bity empany e
GRANISES(s), whose tunent address u: .'i. /Jif Kia r G iti r
the following described real property in Ada Ct ty, 8 o I a r'
roam pardculsrly doacribod as follows, to wit:
SUBJECT TO that certain Used of Trust dated September 30, 2004, In favor of Summit
Flnarift Inc., Bond recorded t "Tabor 30, 2004, as Instrument No. 104125620,
records of Ade county, Idaho.
SUBJECT TO Shot certsld Uaed of Trust dated November 20, 2004, to favor of Nuphas
Properties, LLC, and recorded Decombor 13, 2004, as Instrument No, 104157331, records
Of Ada County, Idaho.
(continued) SSE ATrACHIM EXIFIBIT "e
Tp HAVE AND TO HOLO the said pfemi&aa, with their appurtenancae unto the said Grandee(s), end Grardae(s)
heirs and assigns forever. And tho %RW Grantor(s) does(do) hereby covenant to and with the sold GnIffae(s), that
GMA101(s) Ware the ewnsr(s) in fee simple of said promlass; that Sold premfoas are free from all enou010ranoBs,
EXCEPT 0ma6 la w*h INS conveyance, Is expressly made subject and those made, &uttered or done by the
Granlee(a)i end subleot to reservations, roetrle0ons, dedications, easements, rights Of way and agreements.(if
any) of record, and pri0tal lasso and assaaameate, (Including hrigalron and unity awessmants, d any) for the
current yasr. Which are not yet due and payable, and that ftirlor(o) will wohdnt and defend the *Brno from all
lawful claims whalsoevo,
The officers who sign thla deed hereby certify that this decd and the tranalar represented thateby Was duly
authorized under a rg"Ilon duly adopted by itWbm.4 at dhastera at dna Grantor at a lawful meeting duly hold
and allandod by a quorum.
In wllnoss wt 60. the Grantor has caueed hcorporate name to be hereunto of 6d by its duly authorized
Officers this 0 1 day of mase& .In the year of loos.
Sig Vier suildeea, rep.
by 2asald is, aabaesa, Oar.
WS preaLaeoe
Not" Admowlodgmapt—as* pose 2
2*CI A., -'n n. — .r..
Pec.1j. ZOob
WARRANTY DEED • NDTARY ACKNOWLCOGMENT
SIAtb of Idaho, County of Ade, as.
On thleday df Match in the
PublIc 1 and or sold State. parvo
Idantl to me ra be ft Prodder
aw pbraon(9)w "'Mmd the
a fylodgedto)*thalsobod
ex0res:
0
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005. before me, the undcralgoad, a Notary
rad Ronald E. babnoau, Jr. Imawn or
mporadon that executed the matnrmant
MI an behalf W aald darporagon, and
atmcumd the aema,
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No. 6445 P. 4
Dere: 13,. 20065 3:5J DMA
251
Stonerid;e Capital
No, 644§) P. 2)
FILED EFFECTIVE
ARTICLES OF ORGANIZATION
LIMITED LIABILITY COMPANY 05 AUG _8 PM 2: 26
(Instructions on balk ofapplication)
1. The name of the limited liability company is: SECAE TAPY OF STAVE
C&C Capital LLC STATE OF IDAHO
2. The street address of the Initial registered office is:
335 W, State St, Ste B., Eagle, Idaho 83816
and the name of the Initial registered agent at the above address is:
Summit Financial, Inc„ an Idaho corporation
3. The mailing address for future correspondence is:
335 W, State St., Ste B, Eaple, Idaho 83616
4. Management of the limited liability company will be vested In:
Manager(s) ❑✓ orMember(s) [] (plenesohrA1hsoppropdatebox)
5. If management is to be vested in one or more manager(s), Hot the name(s) and
address(es) of at least one initial manager, If management is to be vested in the
member(s), list the nome(s) and addrese(es) of at least one initial member,
Name
Address
Summit Financial, Inc. 335W. State St., Ste B. Eagle, Idaho 83616
an Idaho corporation
6. Signature ea t one person responsible for f
Slgnatur :
Typed Name: Summit Financial, Inc.
Capacity: Manager
Signature
Typed Name:
Capacity: _
the limited liability company:
Use
i 1M 6EWARr OF RATE
g8199/25e5 95mas
s aji�. X10.1 � tic A
NXbFmn C. I i
COPY
Dec. 13.' 2006 3:5 pM No. 6445 P. 1
1> ow L Uud utw ( Page 1 of 1
251
ARTICLES OF ORGANIZATION FILED EFFECTIVE
LIMITED LIABILITYCOMPANY
(Instructions an back ofappileation)
1. The name of the limited liability company is: lo
Finck Creek Pines LLC
2, The street address of the initial registered office is;
827 S. Bridgeway Place, Suite 100, Eagle, ID 8361a
and the name of the initial registered agent at the above address is:
McCord Christensen
3. The mallingaddressforfuturecorrespondence is:
827 S, Bridgaway Plaee, Suite 100, Eagle, ID 83616
4. Management ofthe limited t''iabilirycompanywillbevestedIn:
Manager(s) [] or Members) Q pKeaed ed me 9pp op:i�m 4oq
5. If management is to be vested in one or more manager(s), Ilstthe name(s) and
address(es) of at least one initial manager, if management is to be vested in the
member(s), listthe name(s) and address(es) of atleast one initial member.
NIM
Address
C&C Capital LLC 2644 E. As enwood Ct.
Eagle ID 83616
B. Signatureofatler
Signature:
Typed Name: MC(
Capacity: McCord
Signature
Typed Name:
the limited liability company:
..._. severery of MATH'u aJy
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PAYMENT
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TAX
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9520
TOTAL
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