Volterra 2nd Amendment RZ 08-004 MDA 08-002ADA COUNTY RECORDER J. DAVID NAVARRO AMOUNT .00 81
BOISE IDAHO 06/03/10 11;26 AM
DEPUTY Lisa Batt III I~IIIIIIIIIIIIIIIIIII'111111111'11
RECORDED-REQUEST OF
Meridian City 110~+~ 122
SECOND AMENDMENT TO
DEVELOPMENT AGREEMENT
PARTIES: 1. City of Meridian
2. Primeland Development Company, L.L.P., Owner/Developer
THIS SECOND AMENDMENT TO DEVELOPMENT AGREEMENT (this "Agreement', is made
and entered into this ~ (~~'~ day of Na , 2010, by and between City of Meridian, a municipal
corporation of the State of Idaho, hereinafter called CITY, and Primeland Development Company,
L.L.P., an Idaho limited liability partnership; 3120 W. Belitower Drive, Suite 100, Meridian, Idaho
83646, hereinafter called OWNER/DEVELOPER "Applicant" for the purposes of this Agreement
shall mean that party who applies to the City for development approval, which may be
Owner/Developer or may be a third party who purchases a lot or other portion of the Property, as
defined below.
1. RECITALS:
1.1 WHEREAS, CITY and the original OWNERIDEVELOPER, Mary Floyd
and E. L. & Shirley Bews, Bews Family Limited Trust, collectively, entered into that certain
Development Agreement recorded on March 7, 2006 as Instrument # 106034786 (the
"Original Development Agreement") respecting real property more particularly described in
the Original Development Agreement; and
1.2 WHEREAS, Owner/Developer, Mary Floyd and E. L. & Shirley Bews
and Bews Family Limited Trust assigned all of their right, title and interest as the
Owner/Developer to Primeland Development Company, L.L.P. and thereafter a First
Amendment To Development Agreement was recorded on April 9, 2009, as Ada County
Instrument No. 109040246.
X.3 WHEREAS, Owner/Developer is the sole owner, in law andlor equity, of
a portion of the real property described in the Original Development Agreement located in the
City of Meridian, County of Ada, State of Idaho, described in Exhibit A, which is attached
hereto and by this reference incorporated herein as if set forth in full, hereinafter referred to as the
"Property"; and
1.4 WHEREAS, I.C. § 67-6511A, Idaho Code, provides that cities may, by
ordinance, require or permit as a condition of rezoning that the Owner/Developer make a written
commitment concerning the use or development of the subject property; and
1.5 WHEREAS, City has exercised its statutory authority by the enactment of
Ordinance 11-SB-3, which authorizes development agreements upon the annexation and/or re-
zoning of land; and
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1.6 WHEREAS, Owner/Developer has submitted an application for re-zoning of
the Property described in Exhibit A, and has requested a designation of C-G (Creneral Commercial
District}, lr0 (Limited Office), C-C (Community Business) and R-15 (Medium-High Density
Residential) (Meridian Unified Development Code) ("UDC'; and
1.7 'WHEREAS, Owner/Developer made representations at the public hearings
before the Meridian City Council, as to how the subject Property will be developed and what
improvements wilt be made; and
1.8 WHEREAS, record of the proceedings for the requested zoning
designation of the subject Property held 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
1.9 WHEREAS, the City Council, on the 23`~ day of December, 2008, approved
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
l.ld WHEREAS, the Findings require the modification of the Original
Development Agreement to exclude the Property from the effects of the Original Development
Agreement; and
1.11 WHEREAS, the Findings require the Owner/Developer to enter into a new
development agreement in connection with the Property before the City Council takes final action on
a zoning designation for the Property; and
1.12 WHEREAS, Owner/Developer deems it to be in his best unterest to enter into
this Agreement and acknowledges that this Agreement was entered into voluntarily and at his urging
and request; and
1.13 WHEREAS, City requires the Ov-mer/Developer to enter into a development
agreement for the purpose of ensuring that the Property is developed and the subsequent use of the
Property is in accordance with the terms and conditions of this Agreement, herein being established
as a result of evidence received by the City in the proceedings for zoning designation from
government subdivisions providing services within the planning jurisdiction and from affected
property owners 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 Unified Development Code, Title 11.
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
DEVELOPMENT AGREEMENT- VOLTERRA (RZ 0&404)
4816-1925-2485.3
binding and are incorporated herein as if set forth in full
3. DEFINITIONS: For all purposes of this Agreement the fallowing words, terns, and
phrases herein contained in this section shall be defined and interpreted as herein provided for, unless
the clear context of the presentation of the same requires otherwise:
3.1 CITY means and refers to the City of Meridian, a party to this Agreement,
which is a municipal Corporation and government subdivision of the state of Idaho, organized and
existing by virtue of law of the State of Idaho, whose address is 33 East Broadway Avenue,
Meridian, Idaho 83642.
3.2 OWNER/DEVELOPER means and refers to Primeland Development
Company, LLP, an Idaho limited liability partnership, whose address is 3120 W. Belltower
Drive, Suite 100, Meridian, ID 83546, the party that owns and is developing the Property and
shall include any subsequent owners) or developer{s) of the Property.
3.3 FROPERTY means and refers to that certain parcel(s) of real property
located in the County of Ada, City of Meridian as described in Exhibit A attached hereto and
by this reference incorporated herein as if set forth at length.
4. TERMINATION OF ORIGINAL DEVELOPMENT AGREEMENT: Immediately
prior to the recordation of this Agreement, City shall have executed, notarized and recorded a
Partial Release of Original Development Agreement substantially similar in form to the Partial
Release of Original Development Agreement attached hereto as Exhibit C and by this reference
incorporated herein whereby the Original Development Agreement shall be terminated and be of
no further force or effect as to the Property.
5. USES PERMITTED BY THIS AGREEMENT:
5.1 The uses allowed pursuant to this Agreement are only those uses allowed
under City's Zoning Ordinance codified at Meridian Unified Development Code § 11-2B.
5.2 No change in the uses specified in this Agreement shall be allowed
without modification of this Agreement.
6. CONDITIONS GOVERNING DEVELOPMENT OF SUBJECT PROPERTY:
6.1 Owner/Developer shall develop the Property in accordance with the
following special conditions:
1. All future development of the Property shall comply with City of Meridian
ordinances in effect at the time of development and be generally consistent
with the conceptual site plan as shown within Exhibit B and submitted with
DEVELOPMENT AGREEMENT - VOLTERRA (RZ OS-004)
4816-! 925-24853
this application, as determined by the Planning Director. In the event that City
shall change any ordinance subsequent to the commencement of any
development, the ordinances in effect at the time of the original submittal of
the relevant applicant shall govern such development.
2. All future development on the Property shall be subject to administrative
design review.
3. The Property will no longer be subject to the Original Development Agreement,
nor to that certain 1~ first Amendment to Development Agreement recorded at
Instrument # 109040246 in the real estate records of Ada County, Idaho.
4. The C-G zoned portion of the Property, as depicted on Exhibit D, and the
previously zoned C-G property as depicted on Exhibit D-1, shall consist of a
minimum of 6 buildings with no one building exceeding 250,000 square feet;
provided, however, this condition is not intended to prevent or interfere with
the issuance of any and all applicable permits and/or certificates in connection
with any one building prior to the completion of the minimum number of
buildings or to create a default or zoning reversal hereunder if the minimum
number of buildings are not constructed within any timeframe so long as the
Project is generally consistent with the approved Conceptual Site Plan for the
Project. The maximum allowable non-residential square footage for this portion
of the development shall be 558,000 square feet. Owner/Developer hereby
grants, conveys and assigns the right to construct up to 250,000 square feet of
such 558,000 non-residential square footage to the fee owner of that certain
portion of the Property legally described in the attached Exhibit F (the "Retail
Tract"), leaving 308,000 square feet of non-residential square footage available
to the remaining Property. This retail tract was approved as a separate legal
parcel with a property boundary adjustment known as PBA-08-013 and shown
as Exhibit G. Owner/Developer may assign other portions of such permitted
square footage to subsequent purchasers of the Property or portions thereof
for such persons' exclusive use. However, this is not a condition or the
responsibility of the City. If a lot in the subject Property is sold to a third party,
then such third party Applicant shall apply for its awn development approval with the
City and will comply with the terms thereof. If such third party Applicant materially
defaults in any agreement or arrangement with the City as part of its development
approval process, such default shall not result in Owner/Developer, or any other
subsequent purchaser or holder of an interest in any other Property, being in default of
the terms of this Agreement If Owner/Developer, or any other subsequent purchaser
or holder of an interest in any other Property, materially defaults in any team of this
Agrament, then such defaults shall not impact or otherwise impair the rights of a third
party Applicant who has purchased a lot or parcel and is otherwise in compliance with
the terms and conditions of its development approval with the City.
5. The C-C zoned portion of the Property, as depicted on Exhibit D, shall consist
of a minimum of 11 buildings with no one building exceeding 200,000 squaze
feet. The maximum allowable non-residential square footage for this portion of the
Property shall be 464,000 square feet.
DEVELOPMENT AGREEMENT- VOLTERRA (RZ 08-004}
4816-1925-2485.3
b. The L-O zoned portion of the Property, as depicted on Exhibit D, shall consist of
a minimum of 5 buildings with no one building exceeding 20,000 square feet. The
maximum allowable non-residential square footage for this portion of the Property
shall be 120,000 square feet.
7. The R-15 zoned portion of the Property, as depicted on Exhibit D, shall consist of a
minimum of 3 buildings and a minimum density of 8 dwellings/beds per acre and a
maximum of 75 buildings provided it does not exceed the density requirements of
the R-15 zoning district with no one building exceeding 130,000 square fat.
8. The Owner/Developer shall construct five central plaza areas and associated
pathway on the site as generally depicted on the Conceptual Site Plan. Due to the
fact that the Conceptual Site Plan does not show a plaza on the retail tract, any
holder of any interest in the Retail Tract is hereby released from any duty to
construct such plaza areas on the Retail Tract and from any duty to contribute to
the cost to construct such plaza areas elsewhere on the Property.
9. All buildings on the site shall be generally consistent in appearance with the
photos attached as Exhibit E (large box, health care, hotel, health club, general
business, senior living, skilled nursing, retail} submitted with this application, as
determined by the Planning Director.
i 0. The proposed non-residential and residential buildings shall be constructed with
high quality materials, including but not limited to: split face block, stucco, wood
and brick, with substantial stone accents, four sided architecture (for retail uses
one side may not require full facade treatment if there is screening for the loading
area), highlighted main entrances, stamped decorative concrete, flat roofs, accent
metal roofing, composite or file roofing materials and variations in colors, roof
planes and parapet heights.
11. A 25-foot wide buffer shall be constructed along W. McMillan Road and N. Ten
Mile Road with a 5-foot detached sidewalk. Any future collector streets shall
have a minimum 20-foot wide landscape buffer on cash side of the street. Any
future local commercial streets shall have a minimum 10-foot wide landscape
buffer These buffers shall be designed in accordance with the standards listed in
UDC 11-38-7 and shall be constructed with platting of the Properly or with the
issuance of the first building permit if the plat has not been recorded.
12. The Applicant shall comply with all landscaping standards described in the UDC,
including but not limited to UDC 11-3B-8 which outlines the standards far parking lot
landscaping.
13. The Applicant shat! be responsible to obtain a Ceztificate of Zoning Compliance
{CZC) permit from the Planning Department prior to all new construction on the
Property.
14. Any future signaiization installed as the result of the development of the Property
shall be equipped with Opticom Sensors to ensure a safe and efficient response by fire
and emergency medical service vehicles. The cost of this installation is to be borne
by the Applicant
1 S. The first driveway access onto Ten Mile Road as shown on the Conceptual
Site Plan just north of McMillan Road shall be designed as a right-in/right-out
DEVELOPMENT AGREEMENT- VOLTERRA (RZ OS-004}
4816-1925-2a85.3
driveway.
16. The Applicant shall coordinate with the Parks Department to facilitate the
actual design and exact location of the pathways in accordance with the
standards listed in UDC 11-3B-8 and 11-3B-12, and the Master Pathways
Plan. Said pathway shall be constructed when the extension of the north
east/west roadway is constructed on the Property.
17. The Applicant shall provide a method for notifying homeowners of future
multi-family residential development plans.
7. COMPLIANCE PERIOD/CONSENT TO REZONE: This Agreement and the
commitments contained herein shall be terminated, and the zoning designation reversed, upon
an uncured material default of the Owner/Developer or Owner's/Developer's heirs,
successors, assigns, to comply with Section 6 entitled "Conditions Governing Development of
Subject Property" of this Agreement, 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. It shall be deemed a material default under the terms of this
Agreement if an applicant begins construction on the Property and thereafter fails to proceed
with the development or suspends development activities for a period of four (4) years.
8. DEFAULT/REVERSAL OF ZONING DESIGNATION:
8.1 Acts of Default. Either party's failure to faithfully comply with all
of the terms and conditions included in this Agreement shall constitute default under this
Agreement.
8.2 Notice and Cure Period. In the event of Owner/Developer's or
Applicant's default under this Agreement, Owner/Developer or Applicant shall have thirty (30)
days from receipt of written notice from City to initiate commencement of action to correct
the breach and cure the default, which action must be prosecuted with diligence and completed
within one hundred eighty, (180) days; provided, however, that in the case of any such default
that cannot with diligence be cured within such one hundred eighty (180) day period, 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.
8.3 Remedies. In the event of default by Owner/Developer that is
not cured after notice as described in Section 8.2, OwneriDeveloper shall be deemed to have
consented to modification of this Agreement and reversal of the zoning designations described
herein, solely against the offending portion of Property and upon City's compliance with all
applicable laws, ordinances and rules, including any applicable provisions of Idaho Code §§
67-6509 and 6?-6511. Owner/Developer reserves all rights to contest whether a default has
vccun~ed. This Agreement shall be enforceable in the Fourth Judicial District Court in Ada County
by either City or Owner/Developer, or by any successor or successors in title or by the assigns of the
parties hereto. Enforcement maybe sought by an appropriate action at law or in equity to secure the
specific performance of the covenants, agreements, conditions, and obligations contained herein.
DEVELOPMENT AGREEMENT- VOLTERRA (RZ 08-004)
48th-1925-2485.3
8.4 Delay. In the event the performance of any covenant to be performed
hereunder by Owner/Developer, or Applicant or City is delayed for causes that 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.
8.5 Waiver. A waiver by City of any default by Owner/Developer of any
one or more of the covenants or conditions hereof shall apply solely to the default and defaults waived
and shall neither bar any other rights or remedies of City nor apply to any subsequent default of any
such or other covenants and conditions.
9. INSPECTION: Owner/Developer shall, immediately upon completion of any portion or the
entirety of said development of the Property as required by this Agreement or by City ordinance or
policy, notify the City Engineer and request the City Engineer's inspections and written approval of
such completed improvements or portion thereof in accordance with the terms and conditions of this
Agreement and all other ordinances of the City that apply to said Property.
10. REQUIREMENT FOR RECORDATION: City shall record this Agreement,
including all of the Exhibits, at Owner's/Developer's cost, indexed against the Property, and submit
proof of such recording to Owner/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 zoning of the
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 AND IMPACT FEES: This Agreement shall be enforceable in any court of
competent jurisdiction by City, Owner/Developer, or Applicant or by any successor or successors in
title ar 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, agrcements, conditions, and
obligations contained herein.
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 §11-S-C, to insure that installation of the improvements, which the OwnerlDeveloper agrees to
provide, if required by the City.
14. CERTIFICATE OF OCCUPANCY: The Owner/Developer agrees that no
Certificates of Occupancy will be issued until all improvements are completed, unless the City
and Owner/Developer has entered into an addendum agreement stating when the
improvements will be completed in a phased development; and in any event, no Certificates of
Occupancy shall be issued in any phase in which the improvements have not been installed,
DEVELOPMENT AGREEMENT - VOLTERRA (RZ 08-004)
4816-1425-2485.3
completed, and accepted by the City.
15. ABIDE BY ALL CITY ORDINANCES: Except as otherwise provided herein, the
Owner/Developer agrees to abide by all ordinances of the City of Meridian.
1G. NOTICES: Any notice desired by the parties and/or required by this Agreement
shall be deemed delivered if and when personally delivered or three (3) days after deposit in the
United States .Mail, registered or certified mail, postage prepaid, return receipt requested,
addressed as follows:
CITY:
City Clerk
City of Meridian
33 E. Broadway Avenue
Meridian, ID 83642
with copy to:
City Attorney.
City of Meridian
33 E. Broadway Avenue
Meridian, ID 83642
OWNER/DEVELOPER:
Primeland Development Company, LLP
3120 W. Belltower Drive, Suite 100
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.
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 forfeiturc 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/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
DEVELOPMENT AGREEMENT- VOLTERRA (RZ 08-004)
4816-1925-2485.3
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/Developer, to
execute appropriate and recordable evidence of termination of this Agreement if City, in its sole and
reasonable discretion, determines that Owner/Developer has 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/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/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.
21.1 No condition governing the uses and/or conditions governing re-
zoning of the Property herein provided for can be modified or amended without the approval of
the City Council after the City has conducted public hearing{s) in accordance with the notice
provisions provided for a zoning designation and/or amendment in force at the time of the
proposed amendment.
Z2. EFFECTIVE DATE OF AGREEMENT: This Agreement shall be effective on the
date the Meridian City Council shall publish the duly adopted amendment to the Meridian
Zoning Ordinance in connection with the zoning of the Property.
ACKNOWLEDGMENTS
IN WITNESS WHEREOF, the parties have herein executed this agreement and made it
effective as hereinabove provided.
CITY OF MERIDIAN, a municipal
corporation
By:
Mayo y deWeerd
OWNER/DEVELOPER
PRIMELAND DEVELOPMENT
COMPANY, L.L.P., an Idaho limited
liability partnership
DEVELOPMENT AGREEMENT- VOLTERRA (RZ 0&004) 4
48th-1925-24&5.3
By Varriale Construction, Inc., General
Partner
ATTEST:
By: '
~,1 ~ ~ ~ 1111111 / /,,,, Frank S. Varriale, President
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ayce Holman, City Clerlc,,~` v~ oaf ~
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Schedule of Exhibits: ''~.,,/ UNTY • ~~~,~~
///fl/t 119111111`
Exhibit A Legal Description of the Property
Exhibit B Findings of Fact, Conclusions of Law and Decision 8t Order
Exhibit C Form of Partial release of Original Development Agreement
Exhibit D Description and Depiction of Proposed Zones
Exhibit D-l. Legal Description of Existing C-G Zone
Exhibit E Photos and Renderings
Exhibit F Legal Description of Retail Tract
Exhibit G Property Boundary Adjustment PBA-08-013
DEVELOPMENT AGREEMENT'- VOLTERRA (RZ 08-004) 10
4816-1925-2485.3
STATE OF IDAHO )
) SS.
COUNTY OF ADA )
On this ~ day of , 2810, before me, the undersigned, a
Notary Public in and for said State, perso ly appeared Frank S. Varriale, known or identified to
me to be the President of Varriale Construction, Inc., General Partner of Primeland Development
Company, L.L.P., the Idaho limited liability partnership that executed the within and foregoing
instrument, or the person who executed the instrument on behalf of said Idaho limited liability
partnership, and acknowledged to me that such Idaho limited liability partnership executed the
same.
IN WITNESS WHEREOF, I have hereunto set my hand and affixed my official seal the
day and year in this certificate first above written.
KIMBERLY WINKLE
Notary Public
State of Idaho
STATE OF IDAHO }
} ss.
COUNTY OF ADA )
otary Public f~ ~ Idaho
Residing at:_~s~-r~
My commission expires: I 2 IS
On this ~ day of ,_„ 2010, before me, the wridersigned, a Notary Public in
and for said State, personally appeanad ammy de Weerrl and Jaycee L. Holman, known or identified to
me to be the Mayor and Clerk, respectively, of the City of Meridian, who executed the instrument of
behalf of said City, and aclawwledged to me that such City executed the same.
IN WITNESS WHEREOF, I have hereunto set my hand and affixed my official seal the
day and year in this certificate first above written.
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DEVELOPMENT AGREEMENT- VOLTERRA (RZ 08-004} ~ I
4816-1925-2485.3
EXHIBIT A
LEGAL DESCRIPTION OF THE PROPERTY
(SEE ATTACHED}
4816-1925-2485.3
.,tuna ~!. 2005
. .E,
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rtaflVrlanltfle•et tf~a OOrllef COtia7Wrr tD SeatOrta. ~; $5, 81~';fhe ~ Ana ~ d.
••,.'~~ •frpftt WI~Lt` t ~t1A ~/s C70f~fef OdY7ff~Of! ~{? ~ft $OGit6110 i27 8~ .~ ti0afb l~tDtttl $d'.g$"t~S•
• West 286!IST fast, said pdnt,bohg tl-e REAL:POINT OF $tftiiWlitflllO;
rh~e song tfie seat 16ri of the NE'it tXs~d•sedtar- 34 ~aitlt 00'58'18' Wd~
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t4st to fhe aoutheeat oorner of said N Xof:the-NE Y:
Thsriee abng tlra west Lies sf'stdd N %# the N6 IG tNott~t 1~0'44'1r' East 1323:36
test to fhe % ocfinet cAn>rign to,~ Sactions`34 and 27;
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at aatsie la Te`o`oilded ari 8o8it 32 of plats at P.irpr 1li4ti.. rooar¢s pf 1Wi•Camty. IdaMoc
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$17'29' Waat~ 126i'.8i•fed;
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Tlierxe No-ti,12.4r~ Wtn~; 206.21 bet;
• ~-.: Tttienco North 88•td'44` West, 896.71 •feet; ~~~--~~•~
Thanie,i'ldih 50'i'si'Q4` West. Z;0.06 teed :~'~ •4• ZOIb
'f)rerres.Nprth 34'20'48' West 79~ W lbet;' • ~ ~~xs ova
` ' Ttsitcs North 19.36'01"VUast.111.55 fast;
Thence riots 09`34'24' West 291.92 feet to s pots on ~ Wiat Nnd ofisald Section
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'17renes alone said tine t+brui 003 i'4D' East. 877.06 feat tQ tt~s.West t/4 comer of
said Sectlon 27; ,
7henca sbnQ 1ha.Esi~.Weat rtdd'ign pn+r•of said SectlaR'21.3atrth 8419'49' Eeit
1t#&t14 te+t lo'gtp.CeMer.d acid 5~etlort 2r;
~a~o'tl4oeu•pidrekio
_. ~, ~
r ° •' Thence South 89.20'38•.Eaat 2t350.99.faet W the East i/4 corner of stiict'Sedion 27';
Thence South 00.2'i'~RS` West. 2644:37 lost to the POINT OF S.E~3INNW0.
Ccntaining 312.67• acres, snore or 1e3s.. '
.t
*}
,• ;}s
EXHIBIT B
FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
(SEE ATTACHED)
4816-1925-2485.3
~ °F ~""`~ E IDIAN-
FINDINGS OF FACT, CONCLUSIONS
OF LAW AND ~ ~ U
DECISION & ORDER
In ffie Mather of file Request for Rezone of 93.64 Acres from L-0 (Limited Office) and R-4
(Medium Low Density Residentian to GG (General RetaA and Service Couurerdan(25.10
scan}, L-0 (I.imitai Offke)(10.70 acres), C-C (Community Buslnessx37.84 acres) sad R
15 (Me~°Do-' ' ~C?A-Q ores) and R.egse:t to Modify the Recorded
Devdopmeat Agreemart for Volterra 3nbdfv>sion a~ Create s New Development
Agreement for a Mized UselCommerciai Fnq~yment Area, by Priesdand Devebpment
Company, LLP.
Case No(s). R71-08-004 sad MDA-08-OOZ
For the City Coandl Hearing Date of: November S and 23, 2008 {Findlegs on the
December 9, 2008 C#y Council agenda)
A. Findings of Fact
1. Hearing Facts (see attached Staff Report for the hearing date of November 25, 2008,
incoiporated by referrnce)
2. Process Facts (see attached Staff Report for the hearing date of November 25, 200$,
incorporated by refea~ce)
3. Application and Property Fads (see attached StaffReport far the healing date of
November 25, 2008, inooiporated by referents;)
4. Required Findings per the Uffified Development Code (see s Staff Report far the
hearing date of November 25, 2008, incorporated by rCliermce)
B. Conclusions of Law
1. The City of Meridian shall exercise the powers confen~cd upon it by the "Local Land Use
Planning Act of 1975," codified at Chapter 65, Title 67, Idaho Code (I.C. §67-6503}.
2. The Meridian City Council takes judicial notice of its Unified Development Code
codified at Title 1 l Meridian Ciiy Code, and all current zoning maps thereof. The City of
Meridian has, by ordinantx, 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 FINDINts'S. OF FACT. CONCWSIONS OF LAW AND DECISION & ORDER
CASE NO(S~ RZ-08-004 dr MDA-08-002
-i-
3. The conditions shall be reviewable by the City Council pursuant to Meridian City Code §
11-SA.
4. Due consideration has beeo given to the c~mmentta) received from the govermm~ental
subdivisions providing servioes in the City of Meridian plann-i~g jurisdiction.
5. It is found public facilities snd services required by die proposed dervelopment will not
1mpOSe eXpen$e IIpOII the public if the attached ennditions Of approv8l are imposed.
6. That the City has granted en order of app~c+oval in accx<rdance with this Decision, which
sha11 be signed by the Mayor and City Clark and then a copy saved by the Clerk upon
the applicant, the Planning Dot, the Public Works Department and any affected
early requesting notice.
7. That this approval is subject m tl~ Iregal Description, Concept Plan and Devriopnnent
Agrcement provisions in the attached Staff Report far the heating date of November 25,
2008, incorporated by reference. The conditions are conclttded to be reasonable and the
applicant shall ma;t such xoquiremcslts as a t~ndition of approval of the application.
C. Decision and Order
Ptusuant to the City Council's authority as provided im Meridian City Coda ~ 11-sA and
based upon the above and foregoing Findings of Fact whicdi are herein adopted, it is hereby
ordered that:
The applicant's Rezone request as evidenced by having submittal the legal desctription
and exhibit map prepared by Pecs W. Louttsbury, PIS, dates 8!05/08, is hereby
conditionally approved; and,
2. A Develapmeat Agreement is required with approval of the subject R,eaone application
and shall include the provisions noted in the attadtod Staff Report for the hearing date
of Novanber 2s, 2008, incorporated by reference.
D. Attached: Staff Report for the hearing date of Aovember 25, 20x8.
CITY OP MERIDIAN PINDINOS OF PACT, CONCLUSIONS OF LAW ANTI DECISION dt ORDER
CASE NO(S}. RZ-0S-004 & MDA-08-002
-2-
,~!
By 'oa of the City Council at its regular meeting hdd on the day of
2008.
COUNCIL MEMBER DAVID ZAREMBA
COUNCIL MEMBER BRAD HOAC3LUN
COUNCIL MEMBER t'.HARi.iF? ROt;RVTREE
covxclL MEMBER xErrH BIRD
MAYOR TAMMY de WEERD
(TIE BREAKER)
Attest:
~~
Attorney.
```,~,a~~tur n rrrirr~~
~ ~~'~~,~~~-~~i
~ ~'
1
rtat~
~~~
VOTED j~,~i~
VOTED
VOTED
voTF,D~.
voTED -~"
Public WorTcs Dcpartmant and City
Dated: ~~,(18"
ity Cl 's Office
GITY OF MERIDL4N FIND1NCiS OF FACT CONCLUSIONS OF U-W AND DECISION a: ORDER
CASE NO(S). RL08.004 do MDA-08-002
-3-
CRY OF MERmIAN PLANNING DERARTMFNT STAFF REPORT FOB 7783 E~ARII~IO fluUE OF NOVEbBER 25, 2008
STAFF REPORT Hearing Date: Novanber 25, 2008
(Continued from Novembac S, 200$)
TO: MSyor and City Council
FROM: Bill Fasgoms, Assotdate City Phmnor
(208) 884-5533
SUBJECT: Volterra Mined Use
• RZ-08-004
E IDIAN~--
ltJA4~t:!
Rcmne of 93.64 acres lY+om L-0 (Limited Office) and R-4 (Mcdiuna Low-
Dwsity Rosideatial) to C-G (C3en~aal Retail and Service Commercialx2S.10
aeresk L-0 (Limited Offu;ex 10.70 arx+es), C-C (Camonatuaity Businessx37.84
acres) and R 1S (Medium-High Density Rcsideatial)(20.0 acres), by
Primdand Devciopmernt Campauy, LLP.
• MDA-08-002
Request to modify the retarded dcvelopmennt agi~oc.memt for Volta
Subdivision AND create a now develapa~mt amt for a mixed
uadcomma~eisi amploysnmt area, by Primeland Denrdopmdrt Company,
Ll.p.
1. SUlVIl1SARY DB~SCRIPTION OF APPLICAN'1"S REQUEST
The applicant, Primclaad Dcvclopmeat Company, LLP has appfied for a Rar~one (RZ) of 93.54 acres
from L-0 (Iannited Office) and R~4 {Medium Loa-DeasitS- Residential} to C-G (General Retail and
Service Comma+cialx25.10 acx+e~s), L-0 (Limited Offioex10.70 acres), C-C (Community
Businessx37.84 atxes} and R 15 (Medium-I~gh Density R~esideatial)(20 0 aa~s). Concua+wtiy, the
applit~nt has subasi:tted a devdopment agreement modi5catien to amend the taut+e~at DA governing
the site and requests a new develapzncat agreement subject to the proposed mixed use employm~t
area- The total arcs proposed for developrna-t is aippmoxiz~tely 111 acres. A portion of C-G zoned
ProP~Y (~alY I S acres in the nortbx~est corner afll~cMlllan mid Ten Azle) is not part of
the rezone request; however, that pmpecty is subject to the new DA regtwsted by the applicant.
A conccptuai development Plan has been submitted shearing how the site may develop as a large
scale businens park (34 buildings and Z pad sites eaackldutg the multifamily development) consisting
of a private hospital os other large ennploy~er, large box and small scale retail, pa+afessional and
personal services, restaurants, nursing care facility aad50-75 unit multi fatinily d~welo~dat.
In 2005, the subject property area anmaced and zoned, prdin4inarily Platted, and approved as Vohe:ra
Subdivision; a mixed use planned devdopmant with a mix of comma~ci~al, olincx snd residential uses.
The site is located on the northwest cotntr of W. McMillan R~aad and N. Tat Mile Road and extamds
north to the mid-mfle of N. Ten Mile Road.
On August 14, 2008, the Planning and Zoning Cononnission wed approval of a
Comprehensive Play Map Aamendmdnt application to change a future laud use designation for
approximately 94 sexes fraon Medium Dmraity Residartial to Mixed Use- Commamity. Approval of
the subject applications is contingent upon City Council approval of CPA-08-003.
Volterra Minted Use RZ-08-004 end MDA-08-002 PAGE 1
CCf'Y OTC MERmIAN PI.AN[JIIJa DBPARTMt3N'f S?AFP RFpORT P'OR THE HEARING DATE OF NOVENIl3Elt 23, 2068
Z. 3tRVIMARY RF,COA~IlI~NDATION
L~
~ 3n,t~City Cnnncil ~ erinos
in iwer• Cernei i.~r^nn
~ ~i.~
Volterra Mncad Ux-RZ-08-004 and MDA.pg.pa2 PAGE 2
C~I'Y OF MERIDIAN PLANNINC3 DHPARTMENT STAFF REPORT FOIL 7]~ H6ARIIda DATE OF NOVEMBER 25, 2008
The concept plan for the site inchldes ~PIa'' 3S acres of GC area. This area forms the
core of the site. This will be Voherra's Business Pads emplaymeut oartar. The Volterra Business
Pads already includes about 15 sores of C-G area at the northwest coiner of McMillan and Ten
Roads, which is not paR of this application. The C-G poation however is approximately
25 acres and slurotmds the existing C-CI aria and extends to the north along Tel Mile Road. The
existing Volterra Subdivision includes 10 acres of L-O area that svtmunded the existing C-G
area. The t plan essentially shifts this area to the northern boundary of the porojcct to
provide a ttaasitionai bui~/use between the Endure residential to the north and the C-C/C~G
areas. Tho proposed R 15 zoiome is envisioaod to be used for a~enior/assisted living facility and/or
skilled musing facility. This area also ads as a ~ tee for the proposed residential arose
to the west.
T~ p ProJ~ ~ as a podestriaa friendly, camopua style ptvject. The proposed
zoning classifications for Voltaia Buainesa Pack will help impl~eat the site's comprehensive
plan desigaaation of Mixed Use-Community. It will also hdp the area develop as a business
enteprisc ooaidor and provide Meridian residers with family wags lobs." See applicant s
narrative for more it for~rralion.
S. PROCESS FACTS
a. The subject appli~catiaal wdl is fact consnitute a rcaome as determined by City Ordinmuoc. By
reason of the provisicros of the Unified Davdopaunt Code, Title 11, Chapter S, a pablic hearing
is required before the Commission and City Co~mcil oa this mattes.
b. The subject application will, in fact, ooostitute a d~ a~+eemont modificatiaa as
deta:mriaed by City Ordinance. By reason of the provisions of the Meridian City Coda Title 11, a
P~kc hag ~ ~l~'od beiiore the City Cornncil oa this matter.
c. Newspaper noses published ear: September 1, sad Septenuba 15, 2008 (Commission);
Qctober 13 sect 27.2001(Clty Coundtl
d Radius notices mailed to pa+opeties within 300 feet oa: August 22, 2008 (Commission); O
xo. 26Q8 rcxt.- coanciD
e. Applicant posted notice on site by: September l9, 2008 {C~ssion); Qe~ba~ 21.2001 [eity
5. LAND USE .
a. >:kisting Land Use(s): The subject property ~ currently vacant agriculdaal land.
b. Description of Character of Surrounding Arse: The ceding area is crareatly agticxrltmai in
nature except abng the eastern portion of site there is single family residentiai.
c. Adjacent Land Use and 2Aning
1. North: Future singlo-famr7y, Bainbridge Subdivision; zoned R-8
2. East: Mixed-use, Verona Subdivision, zoned R-8, L-0 and C-G
3. South: Mixsediise, Voltexra South, zoned GG sad R-4
4. West: Future singlo-family, Volterra North add Agricultrasl petoperty, zoned R-4 and RUT
(Ada County)
d History of Prsevious Actions: Ia 2005, the subject property was anaex~ed aad zoned (AZ-05-040),
preliminarily platted {PP-OS-039), sad approved as a mix use plama~ed d~evelopno~eut for
comaxrcial, office and single family residential called, Volterra Subdivision (CUP-05-041). As
Volteaa Mined Use RZ-08-064 and MDA-0&002 PAGE 4
CrrY OF MERIDIAN PLANNII~QO DBPAIt1'A~V'r S'T'AFF REPORT FOR TH8 E~ARilVG DATE OF NOVEbIDffit ZS, 2008
part of the aanacation appaval, the site was subject to a DA (it # 106034786). On
August 14, 2008, the Plmming sobd Zoning Connmiasioa neoommeadad approval of a
C.ompz~sive Plan Map Amendnnent application to claauge a Sntuce land use designation for
approximately 94 aces from Medium Deaaity Residential to Mixed Uso- Community.
e. Existitng Constraiunts and Opportunities:
1. Public Works
Location of sewer: N Ten Mile road dt w 1~lan Road.
Location of water. N Tan Mile road eft W McMilhsn Road.
2. Vegetation: This site is primarily used far growigg a~icultural products.
3. Flood plain: This property is not within a Saodway or floodplain.
4. Canals/Ditches Irrigation: The McMil}aa Latearal iransvetses through the property.
S. Hazards: Staff is not aware of any potetttisi hazards on this site.
6. Proposed Zoning: R-i5, LSO, C-C dt C-G
7. Proposed Comprdsarsi+-e Plan Future Land Use Map Designation: Mixed Use --Community
8. Size of Property. 93.64 acroa
f. Summary of Proposed Stroets ancUar Access (private, public, common drive, etc.): On the
submitted eoneeptuat dev~opm~t plem~, the applicant is showing two full access points and one
right-in/right-~aut access point can N. Tea Road and throe full access points oa W. McMillan Road.
Two of the three accxss poictts to N. Tea Mite Road and Dane access point to W. McMillan Road
are driveways for the geaerat ~ poctmn of the davelopaneat. The remaiz-dar of the
access points era proposod as public ah+eds.
7. COMMItNTS MEETIl~IG
On August 29, 2008, Planning Staff held as agency cammeats meeting. Tbc ageaaes and
departaneata present inclade: Meridian Fin Department, Meridian Public Works Deparmxat,
Sanitary Service Compsny, and Meridian Police Departmar~t. Staff has included all -ts and
recomonendod actions is the attached Exhibit B. Staff has included all ooooom~ts sad ra:ommeadod
actions and provisions for the na;w development ag~ast attached in Exhibit B.
8. COMPREHENSIVE PLAN
This property is cunrratiy designated "Me~diiteon Density Residential" eo the Comprehensive Plan
Future Land Use Map. On August I4, 2008, the Camolmissioa foarwanded on a seoomnneadation for
approval to the City Ceauncil to change the tattue land use map from a Medium Density Residential
designation to a Mixed Use -Ca~naity ~ (secCPA-08-003). Thaefomc, Staff has
analyzed the subject roquest using the Mixed Uso-Community guidelines, not the Medium Detrsity
Residential gtriddiaes. Approval of the subjat applications are subject to City Cormeil apparaval of
CPA-08-003.
The purpose of the Mixed Use areas, as defined Doi page 102 of the Comprehensive Plan, is as
follows, "There are five st~ategories of the Mixed Use desgignation. Generally, the designation wdl
provide far a oombiaation of camopaable land uses that are typically developed under a master oar
conceptual plan. The purpose of this designation is tD ide~- key areas which are either iufill in
Helios or situated in highly visrble or transitioning areas of the cdty where innovative and flexible
design opportunities are eaoot-raged. The intent of flue designation is to offer the davelvper a geeatex
degroe of design and use $eaibitity."
Volterra Mixed Use RZ-0B-004 ~ 1riDA-08-OOQ PAGE S
t:rrY Op MERIDIAN PLANNflQG DEPARTMENT S['AFF RBPORT FOR'TFffi HEARING DATI; OP NQVEMBI~1t 25, 2008
The pending `~Kixed Use - Ca'maaaunitY" de~Datlon allows ~ to 25 acres of nos-resadrntial uses, nP
to 200,000 Marc feet ofnon-reaidmtial bn~ilding area and rasydendial. dcrosities of 3 to 15 dwelling
units to the acre. Ia Mixed Use _ C'omm~uaixy areas that are not Neighborhood Carters, over 25 acres
of non-residential uses shall be permitted through the CiJP process. Pa t6c oonccpbsal developmalt
Plan, the site may develop as a Iarge scale business park consisting of a private hospital or other large
employer, large baz and small stela retail, pc+ofessieval and paaonai aervic;es, c+mtailraats, musing
care facility and ma~ti-family d~apm~. TIIe ooncept plea raloca<tes 10.70 acros of office area
{approved with the PD) along the nortb~aa boenadary aces to buffer the filttue rasideatial uses to the
north. Of the tremaining 8s acne, 20 acc+es is acp«xea to developwith. a Sa7sunit multi-family
developmnent and a m>rsing cane facility. The remaining 62.94 su+ea is expected to dtiwelop as an
employment center with the associatiod support uses (retai'1, ~, pecsoaal, services etc.) Staff
believes the application is geceetally coc>sistent with the Mixed Use•Comasuaity dea~igoation proposed
for the property.
Idaho Code 67-6508 states that "flu plan shall consider previous and existing ooaditions, trends,
desirable goals and objectives, cx desirable filture situations fos each planning ooa~ponont." Staff has
reviewed the subject RZ applicetioa aad offers the analysis aad c+eoomaaaadations eanlasnad hextin
for the Commission and the City Council's oovsidercitioa. Please see Exhl'bit D for detailed analysis
of the requirod fnndi~nga far a remove.
Staff finds the followipcg Goals, Objegives, and Asian items eavtained is the 2002 Camprcheasive
Plan to be applicable to this appliaction (ste~`'arealysis is in itabes below policy}:
• Chapter VII (page 103), Hulls 8 "All muted use projects shall bt du+ectly socessible to
neighborhoods within the section by both vehicles and pedesttisas."
The applicant has submitted a concept plan illwtrating the aligruneatt oj'pr»posed roads aced
driveways with existing and firtun madways and drlver+~rtys. In additio~e, the applicant is sho-++ieeg
the extension of roadways to the north (Bainbridge) .for' vehicular connectivity. The Meridian
Pathways Plan depicts a patlnuay trransversing through the property The applicant is pemposing
to install this pathwrcty and connect to the existing pathway which is herminated at die northwiest
corner of the Yerona Subdivision located on see east side of Ten Mfle Road In addition, the
Internal pathways are proposed thrategh oat flee development that should provide future
connecrfvity within the dev~elopmeret and the futea+e residential to the west and north. Sta„~' is
sypportive of theme and vehicular Qo>medivitY ~ProP~
• Chapter VII (page 102}, Bullet s, "Where flu pe+ojeot is devdapod ac~jaceat to low or medium
density residential uses, a ttansitioval use is eooo~uaged."
The subject site is located as~acent w land drat is desigr~d for medium derarity r~esidenBal uses.
On the submitted concept plan, the applicant is proposing m trarssition between the mix of uses
within the development aced the eeeedium density residential td flee north and wesl: O,(jice uses are
proposed along the northern boeaedary and residential uses (noising cane facility and multi-
f~IYI are P-'ePosed along she western '• Sta,,~''believes the applicant has done a nice job
of bujjering the residential uses from the more ir~erese cwnenter,Cial uses located at the corner of
Ten Mile Road and McMillan Road.
• Chapter V, Cloal I, Objective A, Adios 17 - Cooxlmate with ACRD to ioopmve tta~ic flow and
miuicnize v+~icle time spent idUng and aayeieratiog.
The applicant is ctuvsently consreg improvememrs at the intersection of Ten Mile Road and
McMillan .Road including a new signal and turn lanes, and consbwaion is scheduled for
Voleare Mixed Use RZ-08-OOA ~d MDA-dB-OOZ PAGE 6
CfI'Y OF MSRm1AN PLANNQi(i DEPARTMFNf STAFF RBp'ORT FOR TH6 HEARIIdO DA18 OF NOVA 25.2008
completion in November, 2008 ACS will reimbrase the deNeloper for dress imt~OVements, but
without this public/private part,aership the consbYection of this intersection would not occur
within the sewn of the adopted Five Year Work Firogram,
• Chapter V, Gaa11II, Objec~iva D, Action S- Require all ootnnarxcia! and iria1 businesses to
install and maintain Iandsc~ping.
A 2S foot wide latedsc~ape street brier will be t+egrdta+d along Ten Mile Road and Mc~llan Road
The proposed collector streetr will require a l0-foot wide lonalsaape b+u,~ers in accordance with
the standards listed in UDC II-3~7. Internal paritittg lot landacaping drill also be reQuired in
accordance wide the standards listed in UDC II-3B-8.
• ChaP~'~. Goal ~ Objective A, Action 6 -Require strext coanneGioses betweexi subdivisions at
regular iuotexvals to eal>eace ooe>~ctivity and better traffiic flaw.
T 9re a~licant is proposing t-an stub streets m the north wlrfdr should provide facture connectivity
with the apprar~ed Bainbridge Sfubdiv~sion to tl~e north of this site.
• Chaptex VII, Goal III, Objective A, Action 1 (page 111) - Paosure that adequate public services,
including traosportatiaes, for existing and future d~ are pt+ovided.
City services are currently av+allable to flee aubject property. Tlee Developer will be responsible ro
design and construct any new i-~rastructure needed m sulgnort the proposed a~eveloptnent.
• a ~, God N Fncanage campatzblc ups to mininoize coeaflids and maximize ust of
land.
Tkis area of the City ~ ptrdominantly residential in reahae. How~eeeer the concept plats transitions
well bet-eaeen residential and o,~'itce uses to the snore intense cbtruner+eiar! uses proposed at the
cor~eer and internal to the developenere~ In adaiiAtor; open space armereities are provided
throughout the aievelopmeru to prov<de intervotrnectivity. SYgB''believes the proposed developneent
would be con~pa#b1e with flee surroeaeding residettial ndghborhoads.
• Chapter VII, Coal N, Objective D, Action 2 -Restrict club cuts and access points an collators
and arterial streets.
Access points proposed with this application align wide e~eatstbeg aced future access points
Frathermore, the applicant has proposed a street layotd drat provides, funrre caonnectivity with the
t esidetrtial to horYh and west of the site. Said street layouts are gwtterally caotesisteatt wrth the
Yolterm Subdivision approved in 2003.
• Chaptex' ~, Goal I, Obloctivc B, Acxieu 5 (page 109) - l:roc~te raw conzmnmity coamna+cial
areas on arterials ar collectors near rasidefttisi areas in satch a way as to conoplememt with
adjoining r+eaidential arenas.
A portion of this site, at the corner of Mchfillme Road and Ten ,l'ditle Road wins approved for
o,~"rce and commercial development in 20DS.At drat ti»re the applicant did not have a clear vision
for how the site would afeaelop. Now, the applicant is pr~oposirg to develop approximately Ill
acre Business Park to be supported wide a mix of residential uses, commercial roses and o,,~ces
arses The.1 r~sialential along the west and north boundaries will be be~ered by o,~ece and
residential uses. In addition, the placement of the berildirtgs an des site bare been designees to
eliminate a sea of par#ng to be seen from the a~oireing arterials. O,peta space amenities are
Proposed with the develoPtxent for , fudw~e eneptioyee4 in this at+ea to use during break ti»aes.
Volbata Muted U~ RZr()$-084 and MDA-08.002 PAGE 7
CITY OF 1~RIDIAN PLJWDIIN(i DBPARTIVIEN7' S7l1FF REtORT FOR THE FYE:ARIIJ(i DATE OF NOVEMBER 25,1A06
Further-nore, the appliomrt ~ ~g pathways tlrto the devieloprrrent to add the pedestrian
connectivitj-. ~~ the uppliczrnt hors put co><sidenable th~ltt into the design of this mix
use development and believes it would cw~lenrent the suls+orarding rtal neighborhoods.
• Chapter Vl Goal V, Objective A, Action 2: iasute that high quality mnag~ty Gatti, primary,
outpatieltt, Dome and log-te=m care anal other types of h~lth cars are provided is the cx~mmity.
The s+tbr~tittad site plan a coaxing cis, f~iJity sad a prlv+ote hospital o~n the site- Sta,,Q'
believes these uses would add gaality heaalth none in this area of the City.
Sta,,~`'recommends that the Conunissi~ and Council rely on any verabol err written testimorry that Wray be
provided at the public hearing when d'eternaning ifthe applicant's developnrmrt request is apprsvpriate for
this property.
9. UNIFIED DEVFdAPIYtEN'i' CODE
a. Commar~ei Schedule of Use Control: UDC 11-2B-2 lists users that are principal permitted (P),
accessory (A), and conditional (C) or prohibited {-} uses within the proposed L-0, C~ and C-G
zoning districts.
b. Purpose Statement of Zone (UDC 11 2B-i}: 'The ptuporse of tare cx~mma+cisl c~ricts is to provide
for the retail and service needs of the oo®omunity in accord with the Meridian Compsdiensivc
Plan. Four {4) districts src designated which differ in the size and scale of caromercial stroctnres
accommodated in the district, the scale aad mix of allowed eamamercial ~ and the location of
the district in proximity to streets and highways
a Dimensional standards 6or the L-0, C-C and C-G zoning districts, per UDC Table 1l 2B-3:
~t~Iicabl dim' .. of the.~~+
Dxmal Stamdards~
~.. ,__.~ _ ...~,_...~~~_.._.~_..~ C-N ~ C-C ~ C-G L-0
~.1.... ._.: ».._~.,._ ....... M-E H E
._.~
..Front setlmcac (in feet)
~._ ..~.. _~_ x .~..~~ _, _,-_~ p
--__.._ ~_._~.,.~..~-..~..~_ __
...~.~~A
.,.
_.
Rear setback~in foet~ ~ ~
m
.
._._._.~_r.
0
Inta~ior side setback pia feet}
.. _... .. ~. 0 ~1 10/5 L~
0
.~__
~' .
_ __.~.M.
Stroat.landecape buffer (in feet) _ _ . _ ~ ^
Local 10
Collaxor • 20
Arterial
~,
.
25
"`FMryway corridor
._ .__ .~. _. ~....~-.-. ,._
Interstate Sp
_
~
_
I.andsaape buffer to residual trees (m
feet}
- 2t}
~~ ~ 25
_ _
V 2S
. ~ -- 20/1
Sea note 4
-
#Maximum baildmB heiSht (in feat) 35
' SO ~ 35
'
3
~ ...~ _ ~i a
_ w 't'
Maximum building siase withorrt design
~
.~~
set forth in section ~; 7,500
i 60,000 200,000 10,000 See note 4
a
A-19 of this title '
{m square feet
....:.........
~
. v_..._-.-
.-...r..,..
~
........_._.. __...,.....J
,
..,..~.....__...._......._.
Pig its ` See chanter 3. article C, "Off Str+eat Parking And
,<
j' " of this title
_w _.. ..
Vdtma Mixed Use RZ-08d10d arm MDA-OS-002 PAGE 8
Cf1Y OF MEItmIAN PUNNQle3 DEPARTMEfM' 3]'AFF REppItT FOR 11~ HBARIIVe3 DATB ~+ NOVEIw08®t 25, 2008
Notes:
1. All setbacks ahali be measured item the ultimate right. of way for the strexst classiScation as
shown ou the: adopted traaasportatiou plan.
2. Minimum setback only allowexl with r~ of existiing r+esidemtial strucau+e.
3. Where the adjacent property is vacant, the diraxar ahali datexnuae the adjacent property
designation based on the conoproheaosive plan desigoatioa.
4. Subject to design guidelines iu tau mile interchsng~a specific area plan.
d. Resiidexrtial Schedule of Use Control: UDC Table 11 2A 2 Iists multi-family de~elopmeuts awl
morning care facilities as conditional uses; in au R 1 S zoning district.
e. Purpose Statement of Zone: The purpose of the rrsidmtial districts is to provide far a ~ of
housing opport<aaitiesi co~stead with the Meridian Cvmpred>~ve Plan. Connertmn to the City
of Meridian watex and sewer systems is a raquirameat for all residential disbrids. Residential
districts are ~ by the allowable daosity of dwelling units per acrd dad oorrespouding
housing types that can be accommodated within the density ratyae,
10. ANALY$LS
a. Analysis of Facts Leading to Staff Reecommeroelatiaa
REZONE: The applicant is proposing to reu7oue 93.64 acres firoas R-4 amd Ir0 zoning districts to
the R 15, i.-O, C-C dad C-G zoning districts. A majority of the rite is slated for large scale mixed
use devdopment. On August 14, 2008 the Planning aad Zoning Commission acted on a
Co~rehe.asive Plan Map Amt to change approximately 94 acx+es froth the Medium Density
Residential designation to the Muced Use-Community designation. It is iaaportsnt to note the
~ elopmeat -0proposed for flue site is oarttinge:at upon City Council approval of the applicant's CPA
The annexation legal deuaxiptian p~pared by pets W. Louonsbury, pLS, dated 8!05/08 sad submitted
with the applicxition, is state and meats the regair+en~ts of the City of Meridian and State Tax
Commission.
Conceptaal Site plan: The applicant submitted a eonrq~tual site plan showing how tba property
may develop in iht future as a large scale buaiaeess park (approurimately 111 aces with 34 hesildings
and 2 pad sites excluding the multi family developptentt) cxng of a private hospital or other
large employex, large and small soak retail, profesaiatral and pasousl sexvieen, r+eateun~nts, hotel, a
nursing cart facility add a SO-75 wait multi-family developmeent. NOTE.• the multi-fanuly
development and raersing care facility regeeire CUP approval prien• to establishing the use on the
site.
A portion of the subject site was approved for 25 acres of oouuuercial and officx uses in 2005 ands
a mixed use planned development. The conexpt plea rdocakea 10.70 aex+es of office (Ir0 zone) along
the northern boundary areal to bwtFer the futnto t~esidential odds to the north. Of the remaining 85
acees, 20 acres (R-1S zone) are expected to develop with a SO-7S unit multi-family davelopar~nt and
a nwrsiag care facility. The resnaining 62.94 acx+es (GC add GG zones) are encpocted to develop as
an employment ceattex with the associated s~part uses (rectal!, resrsannnts, personal services, hotel,
medical facility etc.). The site: is exported to house ~~y 1.4 million square fex# of non-
reside~tial and residential uses on the site.
Volbanta Mixed U~ RZ-08-004 cad MDA-06-002 PAGE 9
crrx o~ ~rorAx r~nNneo ~ srAFP xBPaaT ~ ors ti>snxmtct DATE of t4oVEMBEIt zs, zoos
Access to this developmen becomes a major factoa~ far a developmmt of this size. The applicant is
proposing to construct two full aocers pohrts and one right-in/rigbt~t scxass point on w. McMillan
Road and three full accxss P~ oa N. Tea Mile Read. Two of the three aaoess points to N. Tar
Mile Road and one access point to W. McMillan Road are driveways for the general eomnner+cial
portion of the development. The Merldiaa PoNa Deparmsent has wed they would ~ the
acceer point to N. Tea Mile jest Borth of McMfliaa Road be ratrlcbed to a right-ie/r~ht-oe#
access as ~plcted on the sebaadthd piss. The r of the aamas points (three total) are
praposod as public streets (roadways) and all access poixsts align with fissure sad existing roadways
and driveways that surround the site.
The public streets (roadways) depicted as the concept Plan (tlw+x nortlJsouth roadways and two
eastfwest roadrr+ays) Provide com~tivity sad a transition to the future rrsidaotial development to
the north and•west. >a addition, theses roadways also provide iatrxnal c~oaoctivity which limits the
need for additional access Points to the arterial streets. Further, the P~ sad drive aisles have
been designed to reduce vehicarlar trips an the adjacent roadways and helps cahance the pexiestriaa
envir+onmart of the development. $ is important bo note sacra of the pad sites/ buildings do not front
on arty roadways; there£oa~e «+oss access shoald be regnir+od is the firtrrre once development occuzs
oa the site.
On the subnuttod concept Plan, the spplicarrt has provided pedeat<iarr oon~vity through out the
proposed dcvelop~aoeat. Five plaza areas arc depicted oa the plea and all are linked with a
meandering pathway. The interns of this desk is to reduce the nrmsber of vehicle trips generated and
encourage pedestrian a~ cycling traffic within the development.
Bonding Elevatlans: The applicant h~ submitted photos illustrating haw fi>rune buildings may be
constructed oa the site. These photos ace t+eprve of haw the applicant pc+oPoses to market the
development sad the types of uses Pr+opased for the development. The photos include examples of
large box retail, hotel, medical ~Cilitiea (assisted living, skilled musing, and health care), retail and
general business/office brn~dings.
The building materials Shown in these photos appear to be oonstrrrcxed of high quality materials.
Building materials include split face block, stuceo, stone, wood, and brick. Design features include
highlighted entriamces, color variation, ~tlatien in the buitdiag facades, substantial glazing,
varying parapet heights and roofliae moduiatiasr with different roof styles (pibchod and flat). Staff is
supportive of the submdtted photos submittal with this boa and firA>:+e buildings should
generaIIy comply with these phooos/matatials per the proposed DA
M Pathways Master Plan: The Meridian Master Pathway Plan has identifiexi a pathway to
transverse through the nerthern portion of the property. This portion of the pathway is part of the
Meridian Loop Pathway sad is to be constructed by davdapment, based as the text of the pathway
plan. The applicant is ptoposirtg W extend the pathway thrmrgb the site alongthe east/west public
street to the north which linJa to the firtur+e park site to the wart of this site. Further, a pathway is
proposed from McMfllan Road sad tranavaaes north sad bane weal though the residential portion of
the development sad coanaxa to the future park site in the reaiderrtial area of Volterra ss well. Staff
believes the appficamt has met the iatemt of the pathways plan sad i$ supportive of tl~ pathway
location as proposed however; the apphcaat should coordinate with the Parks Department to
facilitate the actual design and exact location of the pathways.
P~ UPS P~~g ~ ProP~Y+ the applieanct will be required to install the roquirod
landscape buffers. The internal parking lot landscaping regairdmeats will be assessed at CZC
submittal; however, the applicant may submit far CZC without platting the property. All of the
Voldrra Mixed Use RZ-08-004 and MDA-08-002 PAGE 10
CYTY OF MERIhrAN Pr.ANNWG DBPAATMENT STAFF rtEPORT FOR'I'f~ I~ARHJO DATE OP NOV6b®ER 25, 2008
m8 ~~ a 1~ will be required to be imtalled prior to occupancy of the
CertiAcate of ?.onirrg CampSaaice (C?~: The applicant shall be responsible to obtain a CZC
permit frrnn the Planning Depert~at for s!I new co~udion on the site, prior W issuance of
building permits.
DEVEIAPMENT AGREE' {DA) MODfFICATION: As m-artioned earlier, a DA was
required when the subject site was annexed into the City. The D~ Agroemart ply
governing developmnent of this site was recorded for Volterra Subdivision an March 7, 2006, as
lnatrumte~nt No. 106034786, r+oooids of Ada County Idaho. The applicant is P a
aoa~ndmart to the DA by amending Section 3 "Dafmition,s" >onodifjtiugg sub.sec~ion 3.4 "Prapterty"
excluding die Volterra Mixed Use properties (111 erenss as s)xrwn with the attac~ired exkibits) of the
ra~r+ded Volterra DA. The a~dsth~ 1ega1 ~ said eadsibit ~p tied ~ t6e origind DA
sioa>id be t~q-Lce wits a new legsi n acid e ~ ~ ~
area/acrarge that wiII remain aatbject to tie esidit~ Volterra DA. Said sad
descriptloas >shoa>id iadtrde the rmghri~ R-4 aatned prroperty ,ctrl of McMitlaa and the
Volterra Sesrti property Mil soadh of Mrlisiliaa and siawW be provided ba s#atr prior to
the City Cow harriag, Then a ~ DA should be drafted govaaing development of the 111
acxe mixed use area of the ptt+oja;t.
The applicant has provided staff with a legal description and ezhrbit map dapiging the development
area subject to the new developrm~ agreptnertE attgchod ~ Exhr'bit A.S. The original Volterra
Projoct was approved with approximately 54 acres of non-r~esidcotial noes and irrcludea the
southwest comer of McMillan Road sad Ten Mile Road (Volterra South). The new project
incorporates approximately 111 acres with a greater varlety of uses. Staff is supportive of the
applicants request for a new DA, as the proposed project is subs<antiaily di$ea+mt fiom what was
approved im 2005.
Priar to r+rrarre ardinaaoe approval, a DA and a DA amendment shall be eatex+ed into betareen the
City of Meridian, the property owner(s) at the Hume of ordinancex adoption, and the developer. if the
Commission ar Ca~cd believe that additional or diet DA provisions char are provided htarein
are necessary to ensure that this ptoptxty is developed in a fashion that is consistent with the
Cono~rehensive PIan and does not negatively impact nearby properties, Staff recommends a clear
outline of the commitaoents of the devdopar be made. The applicant shalt ooh the City Attorney
Bill Nary, at $98-5506, witlrin l2 a~oaths of City Council approval to initiate this process. pfam be
advised a S3A3.00 fee will regetred to preeess a tiaw d~ ap~eamteit~
Staff reeds that the Council direct the City's Legal Department to drab modifications to the
recorded dceelopmart agreemdrt for the Volterra Subdivision as follows:
• Section 3 -Definitions
Modify sub-tectiioaoi 3A "Propeaty" to remove the daerWed prope~es athchad is Exhibit A afi
the origbotal DA and replace with the ~ legal ~ rood eathibit ~ athrched as Ezhibit
A.4 below, which ideut3Bea fire remaial~og area/acnage that ~ remais rabjed do the existing
Volterra DA (Imtrumeat # 106034786).
The stew DA for the 111 acres shalt inclade, at misiiootamt, the following:
1. All future aevelopmnnt of the subject property shall comely with City of Meridian
ordinances in effect at the time of devclopm~t and be generally c~ with the
Volbara Mixed Use R7.-08-OD4 sad MDA-08-002 PAGE I ~
C3'TY (}F N~AN PLAHHiNG D~PARTIu~+t'T STAFF ~dRT F4R THE H~?ARING pA'FE QF NOVEl1+iB8R 2S, 2048
ca~~ptual site plan submitted with this application, as determined by the Planning
Dir~octor.
2, All ~~~ d~t~o on ~e sib ~~~] be s~~ect to a...±i hye ~+~ ~~~
3. This site has an existing development ate, instnmaa~t #106034786. The entire
1)1.19 acres shah be subject to a new dev+elopmenrt agreement for the Volterra Minced Use
Pr+ojoct and wdl ~ longer be subject to the original Volterra DA.
4. The C-C~ d property shall gist of amini~m of ~ with no one building
exceeding 254,004 square feet. Tore ma~ciaau~m allowable nonr~residaatial square footage
for this potion of the dovelopmea~t be 558,000 square feet.
S, The C-C zoned p~ro~~rty shalt consist of am~nincauan of 11 ' ' with no one building
cxce~ding 200,000 sq~re foci. The allowable no~reside~ial square footage
for this portion of the development shall be 464,400 scan feed.
6. The L-0 zoned pra~p~ty shall consist of am~nimum of S aith no ono building
exce~odiug 20,000 square feet. The ~maxi~un allowable ran-nsidet square footage for
this portion of ~ development shall bo 124,000 square feet.
7. The R-1S zo~d p~;~opaty shall ~ of a~rnaino~um of 3 buildi~ and argmimura.
density of 8 dwellmgsJbeds p~ acre and a ~aaxinaxmof 75 buildings proviskd it does not
exceed the dassity ro of the R-1S zatt~g district with no one b~ildhag
exceeding 130,000 sgmn~e feet.
8. Tho app' 'cant shall ova~uct five can~ral plaza areas and assa~,~at~d pathway on the site as
generally depicted on the co~o~x~ual site plan.
9. All, buildings on the site shall be geaaally consistent in appearance with the attached
photos (large box, health carp, hotel, health club, dal business, senior living, skilled
nursing, n~il~ submitted with this application, as detGr~a~ed by the Planning Dir~oc~or.
10. The ~ non-residcn~al and nsid~kiat buildings shall be constnu~ed with lugs
gtaality materials, inclg but not ' 'feel ta: split face block, stucco, wood and brick,
with substantial stone ar~carts,four sided architecture: fortetail uses one side may not
zequire full Bade treatment if dare is sc~eeeaai~ng for the loading area., highlighted mom
entraps, stamped decorative concrete, flat roofs, ace~t metal roo~g, composite or tilo
raoftng materials and variations lit colorsy,roof planes and parapet heights.
11. A nrinimum 2S-foot wide ! :ar shall be canstnu~ed along'W'. Mc~Killan Road avid N. T~
Mile Road with S-foot dctaGbcd sickwalk. Any futarre colloetor streets have a
ram ?.0-foot wide Landscape bt~ers opt each side of the street, Any future local
com~o~cial stireets shall have amr~uimum 10-foot wide lamdsc~ape buffer. These buffers
shall be designed in aecordarnce with tha standards listed m UDC ))-3B-7 and shall be
ca-nsttuctod with platting of the p~~operty or with the i~ of the first building permit if
the plat has mot been recorded.
12. The applit shall comply with alI Ong standards ~SCn'boct in the UDC, including
but not limited to tIDC 11-3&8 which outlines ~ standanls for parking lot landscaping.
13. The applicawt shall be re~-le to obtain a Certificate of ?gig Compliance tCZC)
perrarit from the Planning Deparrtro,~at prior to all nevr construction on the subject property.
l4. Any fu~tume sigaalizatian iuastalled as the result of the dev+olopmoat of this project shall be
equipped with apticona S+~rs to ensure a safe and c~cient response by fire and
medical servicx vehicles. This cost of this ins#allation is to be borne by the
developer.
1 S. Driveway access onto Ten Mile Road just north of lwfe~ Road shall be designed as a
ri~t~inlright-out driveway.
i6. The applicant shall coordinate with tbae Parks Ikpartmaat to faci)itate the actual design
at~d enact location of the pathways in aocardance wrth the standards listed is UDC 11-3B~
8 and 11-3~-12, and the Master Pathways Flan. Said pathway shall be constructed when
the ext+Cnsion of the north eastlwest roadway i$ constructed on the site.
YvkaYS Mixed Use RZ-Q8-~4 ~d MDA~O~-002 PACE l2
CITY OF IuIE~t1D~ PLANNWG DEPAR'IMIl~T S'I'AM REPORT FaR THE HEARIlVG DATE OF NOYEM~ER 2S, 2008
17. '
the Volterra _l1iL_t'xec~-Use nroiect. ac c~~t~rmint~ by ~ A1ari~i~o T~i~rtrn
~~. ~~TS
A. Darawings
t. Vicinity Map
2. ConCE~tUB~ Site Paan
3. Sub~miited Photos
4. ' lion ' ' to '
0
~~
5. ~escriptran and exhibit Map of the Area subjzct ~ New DCV+clopnt Agreement
B. Agency and Camma~tg
C. Descriptions and fit Map
D. Required Findings from the Unified Develo~ae~at Cods
Va-iter~ra ~Viixed Use RZ-08-+OD~t aad MDA-08-002 PA~i~ 13
C.FiY Q[+ 1~1kN FI.XNNH~it1 Dl~PARa'i~TI' STAFF 1t@~1` ~ ~$ ~ DATE ~ ~ 25~ ?~
l~. DrawYc~s
1. Vr ~p
Fxiu'bit A
CITY OF JAN PLANNING DS~AR7i~KI' STAFF RBPORT FOR TlfE TIBARiNG DATE OF NpVEt~EA 2S, Z00~
2. Conceptual Sits Plan
Exlribit A Z
.~ ~ ~-~--
.i 1 ~~_~
CTI'Y OF MERIDIAN PI.AIV1VII+iG DEPARTMENT 3TAPF RETORT FOR TIID IIBARIAiQ DATE OF NOVEMB~t 25, 2008
Exht'bit A
C7IY OF MERIDLAN PLANND~iG DBPAR111~Nf STAFF RBPORT FOR THE HEARQiG DATE OF NOYEIY~ER 23, 20~
Exhibit A
City CyF I~RIDIA~ ~At~t6 il~A1i"i7~tst' STl1i+F t`~t,'t1l8 t~ARIIJtt tal-'1~ QF ~ ~i.2C08
~a14~4 ~
CIlY OF I~RIDIAN PLANNING DEPAR'1'MENI'!' STAFF RBPORT FOR THE li>IARIIdt3 DATE OF NOVf11~$R 25, 200E
Deacrilstion and Exhibit Man of the Area to ~+vsin A,~j~ ~ ~~~~
Amt Q # ~~60347g6~
~~
~~ ~
Consul,tlnq.lnt:.
VttlOessa StabdHlddta Das~etepgttl~ A,p~etpttist $~
~l+ ~dwa~~ ad~ ~ r1oeA~e..c 5i o1's.otiaa 34 sqa *e soak K dsactlo.2~, To.~o~hip a
Goodly, ldei~• taosa paAiorleody derarSed a fdlo~eK
Cot~acinE atesa sadiod axdar asdrmr to Setstion ~ ~/, 34 led 3S dteid and 1tte~d, ae3d point
~[~ OFAiiacdakdEl6eo~Ndso[t4elto~Arutibaf sdodoa34
soul00° sr 4P west 131568 fxt b ett 8odreett comer odtie Motet K of eeid Neeestaet Sf4 ~adot clad f eee
eooah Nos etaeid Naves ~ o[tro Noeesteet l4
Noce, 89.OB_30' Wet 2651.Oi feet b ess Sateetwatoamer afteltNat~ 54ofess Nesfssat 9ri;, aseene arr8 ere
WakderofaifNoee, 34a[tlrNooeeattl4
Nostb 00" 43' IS• Bat 132331$etb ere'b causer eap>naeb void 9eaitre 27 edd 34;>tedoa eiodEees Wac iids
wets sevdae !b adwid Eaeeor Z7
Noetr 00° 28' 3T Bat 614.BS fret b er 8aidsert ostaar ofLot7, Siook 2 of>Serk CatBataw No. 2 stsbdivieior
uid I.ot 7 moaaied 4 Sods 32 atprMe stiafo 1443, riooede o[Ada CoerlX ~: linos a>tee8 etaSet der of
Notes 00' 19'10" Seat 660.00 feotb eve Nateseatt oooer ofstid SYokGitBsttta Na 2 BsbtYrisiss; etadet aluod
theNaq-lidsofwidSYolcCatSehroeNa 28db<1nLisr
Noeth 89° !8 01" Watt 126191 bsq eseeex Isala-6 es3f Notes Nees
meat 1r Ir sr Wet 2o6.z1 liaet; eetees
Natal E1° 21' 16" Wat 896.71 ~ eseeeet
Nares50' S1' 36• Wet 19.06 deeS tioaoe
Notes 34.21'20' blast 79.64 feat; isatece
Nat& 19.3533• Wet 11153 feet` eseaea
Nacet 89° 3456• Watt 29292 feat b a paant am trs Wat>mr t[aeid 9aolior 27: ewoa aisd6 acid Nre
Naae<00.31' OB' Bat ET7.06 fbd b des Wat !i eaaa'oitaid sessm Y7; fmos atwe Sea SawWat mi6aaotiaa
doe ofteid leaser 27
soat6 `9.20' 15" Beet Z644.i4 feetb ere: ease aE laid aecsoa 27; ereeas oodtlsdas arxe teid BabWetc odb~
secdooNre,
sores f9° 21' l0" Eeut 881.10 fret; eraoa karLe aid Bset•Wat mideeaeor lies
somr 00.39' 37• Wet 109.33 feat; eriocs
Save, 22.14 26" Wet 338.E feat; ergoa
Sodee 06° 3T 30" Bast 612.06 feet; ertex
Saede 01.53' S6• Wet 1299.71 fwt b a point on ate 8oeas Ner atsrid eeeaioa2?; eeasea slog tnid Sadds Nsa
~ EB' SS 29• Batt 1861.26 Sato er: tO>p11' OBBSL~II18rC~
said pemd aeetese 2I-lAE amen mom ac leas.
Oabiar30,1001
F,So 1 od'2
tso4 w. oweioew • OoM, iD ti8705 • Plan. p~ s4a~oort • Pac per! a4a.0oPx • tina8:wadear+~dsx
~~+opMts+NO • &~rYreo • Cotabtrdbrealanopatnsm
Exhibit A
C11Y OF IviF1tIDIAN PI.ANAif[3i(3 DHPARTMENT SFAFF R~'ORT FOR THE Hl3AWNQ DATE OF NOVEl~BR 25,2008
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Ci'!'Sl OF MFRmIAN P1.ANNAI(3 DEPAICIMEN'f STAFF REPORT FUR THB 1~ARINO DAZE OF NOV)91ABER 25, 2008
S. I.C$81 DCSQIp11011 ffi1d ambit ~! Of t~Lt3 ALCa St1bj0Ct to new DevOlopID~eot A
~~ ~d Of'itClf'It
Consulttnp, tnc.
LEGAL DFSCRRTION OF:
New De~dopwst Ap~ssawpat Ara
A parcel of hmd being a portion of a tractaf Land sf described in $pxiai Wsrrstrty Dead.
Imtrumeot No.106094p40, rocoNs of Ada Coordy, ldaba. with a portioa of a pact of
land ~ desaibed in Special Warnmty Daad. Losmtrsneot No. 106049041. records of Ada County,
ldaha, together with a portion of a txact of bmd as daecxibed in Special Wanaaty Deed.
lrerlrvs»e~ No. 106041249, reootds of Ada County. ldala, soga~er with a portion of the
Of-Way of Wast McMiifan Road and North Ten ltltb Rosd. stunted m the Southeart a~ of
Soctiotr 2T, Tawaship 4 North, Raryse !West. Boise Mmidian, City of Meridian. Ada County.
Idalw mare parttarlarly deaa~rbed se foilorrs:
Coma>:eaeing at the Section. oorrrer aoomnam to Segioa 27, 24.34 and 33 of and To+raship and
Samoa said oetnefr being the !OilVT t01- B~N19II1iC; thence along the South line of and
NottA 88° 56'39" 1Nest for a distsoee of 1861.26 l~ chance
North Ol ° 53' 36' Bast far s distsrrce of 1299.71 faa thecae
North 06° 3T 30' West for a distance of 512.06 fleet; chance
North 22° 14.26" Fast for a distance of 338.89 feet; thecae
North 00° 59' 37" Bast for a diststwe of 409.34 lbet; thane
South 89° 21' 12"East far a disltntee of 1764.59 feet b the east gaaTba comar of said 5ectioo
27; thence
South 00° 21' ib" West a distssae of2644.39 feet to the 1rOINT OF BE[iBVNlNG;
Said parcel c~taine l 11.19 sores more or kss.
19oe w.Ovenand • eohe. IDtL7T06 • ~ J4I~O10l1 • Fax ~ 342-0Ot-4 • r,1M~dl: .cc
~ • >~Y~O • GonrsucNonHtonopsnwrM
Exht~it A
CITY OF I1®tiDWV PLHNN1iNG DEPARTMOV'T STAFF REPORT FOR TIC: !#BARWCi DATE OF NOYEIKHEK 25, 2008
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VOLTERRA SUBDiV(SiON
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Exhibit A 9
C!t'Y OF ME?RmUN PLANN1Nti DEPARTNDN'1' STAFF RBPORT FOR Tf~ I~ffiARW(i DATE OF NOVH-®F.tt 25.2009
B. Agency and Department Comments
i. PLANNING I~rAR'rMOtt~cr
1.1 The nenone legal desgiption pnpst+ed by Peter W. I.ouasbuy, PI.S, dated 8/05/08 and submitted
with the application, is acctiuate and meets the noquirrments of the City of Meridian sad State Tan
Commission.
1.2 Prier to rezone ordinaatx approval, the applicant shall enter into a Developmeot Agreaonent and a
Development Ag~xaat Modificatioon with the City. Said Davelopmont Agredaput shall be
signed within l2 months of the City Council's approval of this application. Please be advised a
5303.00 ra wild regah-ed m prod the de~vdopaaea~ Soe section 10 above for
analysis and regarding the DA miodificatian to the original Vohctra DA (instrument #
10603478 and the provisions subject to the aoraw Volterra Mind Use DA.
1.3 New legal deacriptbxt sad elk amtp ~ the ream at~ea/aczwtge Hutt will
remain sabjext to tl<e g Volterra DA sraR be to rtaff prbr to the City
Coamdl rearing. Said ezrihib and descr~tioas ard! iadtde the raaxalaing R-4 coned
propesrty norfth of McMl9tta sal the Valterrs Soadh property located aonth of McMillan.
2. PUBL[c wowcs D~rAeTass~rrr
2.1 Sanitary sewer service to this ~-elopm~nt is being canstntctad by the applicant in N McMillan
Road and N Tea Mile Road. The apPlicatd shall install mains to and tht+ough this subdivision;
applicant shall coordinate main size and !outing with the Public wor]~ Dtart, and execute
standard forms of easeoaents for any mains that era ~noquined to provide servicx. Minimum cover
over sewer mains is tbra feet, if cxtvor from top of gips to sub-gratde is leas than throe fat than
alternate materials shall be used in c~nfarnaance of City of Meridian Public wanks Departments
Standard Spocificatians.
2.2 Water service to this site is bang constructed by the applicant in N McMillan Rand and N Tea
Mx7e Road The applicarnt shall be r+esponsfbbe to install weer mains to and through thie
development, coordinate maul size and routing with Public works.
2.3 The applicant shall provide a 20-foot easemcetforallpublic wster/sewex mains outside of public
righ# of way (inclexde all water aesvicxa and hydrants}. The oa:~arts shall not be dedicated via
the plat, birt rather dedicated oatside the plat ps+ncxas using the City of Meridian's standard focus.
The oasea~xt shall be ®raphically depicted sax the plat for refa+emx piuposes. Submit an
exocuted easement (on the form available fr+mn Public works), a legal description, which must
include the area of the eascmmt {marked EXFI~TI' A) sad an 81/2" x 11" map with bearings and
distances (marked EXElTBIT B) for r+aviow. Both mchibita must bo sealed, signed and dated by a
Professional I.auid Surveyor. DO NOT RECORD. Add a note to the plat ~g this
doctnaneat.
2.4 The City of Meridian requires that pressurized systems be sapplied by a year-round,
source of water (MCC 12-13-8.3}. T!m applicant agroes to use tlu City of Meridism's reclaimed
water supply for their primary aout+oe of irrigation. The applicant will etrter into a development
agreement with the City of Meridian provided the the following issues are satisfactorily resolved
between the applicant and the City of Ma~idian; waxer vohrme and supply issues, Iial>ility for
water quality, maintenance of distribution systems, the impact of using reclaimed water on the
applicant's existing water rights, the homeaarner's willingness to aecxpt this type of use run their
neighborhood, cost, and the system being available and in operation when the applica~ is ready
to proceed with the pa+nject such that no delays will occtu:
2.5 All existing ~ that are requires to be removed shall be prior to signature on the fit:al plat
ExLjbic B
CriY OF MGRIDIAN PLANNYNCi DEPART1~Nf STAFF REPORT FOR THE HL'ARIIdO DATE OF PIOV81vIDER 25, 2008
by the City Engineer.
2.6 All irrigation ditchea,larteaale orcanals, eachtsive of aa~al waterways, iate:seding, crossing or
kyiag adjacent and c~utiguotts to the area being subdivided shall be tiled per UDC 11-3A-6.
Plans shall be approved by the appropriate imigatioeJdraimag~c , or httasl users association
(ditch owners), with written apprrovat or noa-approval submitted to the Public WaEics Department.
If lateral users associffiion approval can't be obtained, alternate plans shall be reviewed and
approved b'S' the Meridian City P.~rcdr prior to final plat sigxtada+e.
2.7 Any eaiscing domestic well system within this project shall be rpaoved fmm don~ic service per
City O~inanx Sa~.ion 9-1-4 and9-4-8 ~d the City of Meridian Fagineering Dcpattanmt at
(2089&5500 far inspections of diaea of services. Wells may be nand far eon domestic
purposes each as landscape irrigation if approved by Idaho Depsarranatt of Water Resources
Coated Robert B, Whitney at (208)3342190.
2.8 Aay existing septic systems within this project shall be removes from servicx per City
Ordinance Section 9-1-4 and 9-4-8. Contact Central District Health for ~ prooodut+e$
aad iaspa~ions (208)375-521 I .
29 Stra,~t signs are to 6e is place, water system shall ba approved and activated, feacin~g irtatalled,
drainage lots coashucted, mad best approved by the Ada County l3i~tway Dishict sad the Final
Plat foot this subdivisiaa shall be reooottled, priaz to applying for but~ding permits.
2.10 A letter of credit or cash sur+oty in the amounR of 1 l 094 will be required fez all uncompleted
~S. ~& amenities, Pr'' ~$a~+ Y sewer, wets, etc., prior to
signature on rite final plat.
2.11 All developoment improvements, but sot limited to sewer, femcing, mi~ths,
pressurized irrigatioon sad landscaping shall be installed and s~pproved prior to obtaining
certificates of occupancy.
2.12 Applicant shall be regained to pay Public Wor4ie davelopmeat plan review, sad c~truetion
inspection fees, as determined during the plan review pmceas, prior to the iasaaacx of a plan
approval letter.
2.13 Applicant shall be responsible for application sad coa~liancx with any Section 404 Permitting
that Wray ~ required by the Army Corps of F.ngriaoeas,
2. i4 All grading of the site shall be performed in with MCC 11-12 3H.
2.15 Coanpaction test nestttts shall be submitted to the Meridian Building Department foot all building
pads receiving engineexed backfill, where footing would sit atop fill nsaterial.
2.16 The engineer shall be rogttited to certify that the stro~t een#eciine elevations are set a minimum of
3-feet above the highest established peak gt+aimdwatcr elevation. This is to ensure that the bottom
elevation of the footit>gs is at least 1-foot above.
2.17 The applicants design engineer shall certify that all seepage beds out of the public right- of-way
era installed in accordance with the approved deaiga Plana. This onrtiHcmtioa must be oreceivod by
the City of Meridian Public Works t priory to rho ps+ujad receiving final approval.
2.18 At the co>~letion of tha poroject, rho applicanot shall be responsible to submit record drawings
per the City of Meridian AutoCAD . These oraooand drawe>~ga rennet be raxivod and
approved prior to the issuaace of a edtifics;tion of oc;cstpancy for any stnxiura within the
project.
Exlu'bit B
CITY OF MERMAN P[.ANN3N(i DEPAR77~N'r STAFF RB~PORT FOR 773~I3EARWt3 DALE OF NOVEIrBBR 25,2008
3. FIRE DEPARI~1'P
3.1 Acoeptanoe of the water supply foe fire protection wdl be by the Meridian Fa+e D~nea~t and water
gna>ity by the Meridian water Dec ~ bact~era tasting.
3.Z Final Approval of the fine hydrant locations shall be by the Meridian Fire Dapartmmt.
a. Fire Hydrants shall have the 4'h" outlet face the main street or parldrlg lot aisle.
b. The Fire hydra>~t shall not fatx a street which does not have addresses as it.
c. -Fire hydrant markets shall ba provided per Public Works ~afic~tions.
d. Fire Hydrants shall be planed on cornea when spacing permits.
e. Fin hydrants shall not have any vertical ~ to outlets within I0'.
£ Fire hydra>uuts shall be placed I8" above finished grade to the center of the 4 K" outids.
g. Fire hydrants shall be provided to turret the requires of the IFC Section 509.5.
L. Shaw all propaed or esi~ Igrirasb for all eew ~ or additiosrs to
e~stiog buildis~s ~vltLbtr 1,800 feet of file pe~ojeet.
3.3 Any roadway greater them 1 SO feet in length that is not provided with an outkrt shall be required
to have an approved turn amend. Phasing of the project may roquir+e a tea~oraq- approved turn
around on streets greater than I SO' in length with >mo outlet.
3.4 All e~ntranee and tetanal roads and alleys shall have a turning radius of 28' inside and 48' outside
radius.
3.5 All common driveways shall be stcaigl~ or have a turning radius of 28' inside and 48' outside and
shall have a clear driving surface which is 20' wick and support an ialposed weight of 75,000
GYW.
3.6 Far all Fire pmvide sigioage "No Parking Fire Lane".
3.7 Insure that all y+ct undeveloped pis are mainasinad flee of aombustiblc vege~dian.
3.8 Fire lanes, streets, and including the canopy height of matare trees shall have a vertical
clearance of 13'6.
3.9 Operational fine hydrants, temporaq- or panm~ancmk street signs and access mods with an all weather
surly are recgtietd before combustible ooosmx~ivn is brought on site.
3.10 Building setbacJcs shall be per the I~aternational Budding Code for one and two story won.
3.l I Commercial and office oocupanciea willrequire afire-flaw consistent with the Interm>tional Fin
Code to service the proposed project. Fire hydrants shall be placed per Appendix D.
3.12 The find dcpartrncnt requests that any fitttn+e sigoalizaticm in~alled as the result of the
developmaat of this project be equipped with Optioomt Sensors to ensure a safe and efficient
response by fin and 3r raaredical sernice vehicles. This cost of this iastaliation is to be
borne by the developer.
3.13 Maintain a separation of S' froron the building to the ' tnclnsnr+e.
3.I4 Provide a Knox box entry systaon the the canlplex prior to oocuparxy.
~~ $ 3
(TIY OF MERm1AN PI1-NNII~I(i DEPARTI~sTTf STAFF REPORT FOR THB Ni?ARD~fO DATE ~ NOVBt~BFlt 25, 2008
7.2 STANDARD CONDITIONS OF APPROVAL
7.2.1 Any existing irrigation facilities shall be relocated outside of the right-of-way.
7.2.2 Private sower or water systems are prohibited fran bring looted within anry ACfID roadway or
right~of--way.
7.23 All utility rdocaKtion costs associated with i~ving street fi+ootages abutting the site shah be borne
by the developer.
7.2.4 Replacx any existing damaged curb, gutter and aidewallc and any that maybe damaaged during the
construction of the proposed develap~osant. Contact Conattudiar Services at 387-6280 (with file
numbs) for details.
7.2.5 Comply with the District's Tree Planner Width Imteorim Policy.
4.2.6 Utility stmt cuts in pavement less than five years old ate not allowed unlem appr+ovod in writing by
the District. Contact the District's Utility Coordinator at 387-6238 (with file rnimbers) for details.
?.2.7 All design and ean$Ixudioa shall be in acca+danve with the Ada County Highway District Policy
Manuah, ISPWC Standards sad approved supplematts, Camsrn~ion Services procedures and all
applicable ACRD Ordinaaecs unless apecificahly waived herein. An eagine~ registered in the State
of Idaho shall prepar+a and certify all improvemaat p1a~.
7.2,8 The applicant shall submit revised glans for staff ~prmral, prior to issuance of building permit (~
other required Permits), which incarpacates any required design changes.
7.2.9 Consszuction, use and property devsdopm~t shall be is ~ with all applicable
requirements of the Ada County highway District prier to Disttrict approval for oo~ncy.
7.2.10 Paymeaat of applicable road impact fees are required prior to building construction. The assessed
impact foe wfil be based on the impact fee ar~dinancx that is in affect at that time.
7.2.11 It is the responsibiliay of the applicant to verify ell eociating utilities withdntheright-of-way. The
applicauat at no cost to ACID shall repair pdetigg utilities damaged by the applicant. The applicant
shall be required to call DIGLINI (1-800-342-158 st least two full busine~as days pri.~ to breaking
ground within ACID righx-of-way. The applicam abathl oo~ct ACfID Traffic Oparations 387~b190
in the event any ACRD conduits {spare err filled) are compr+oionised during any phase of won.
7.2.12 No change in the teams and conditions of this approval shall be valid unless they are in writing and
signed by tin; applicant or the spplicaat's authoriaod represdntative and as authoaized repr+es~tative
of the Ada County Iway District. The hurries shall be upoun the applicant to obtain wnttaea
confirmation of any change from the Ada Cotimty kiighway District.
7.2.13 Any change by the applicant is the phumod use of the property which is the subject of this
application, shall require the applicaot to comply with alt roles, regulaAions, ordinances, plans, or
other regulatory sad legal restrictions is forne at the time the applicant or its armors in interest
advises the Highway District of its inotent to the planned use of the subject property unless a
waiverlvatiance of said roquiremeryts or other legal relief is granted pursuant to the law in effect at
the time the in use is souglrt.
8. CENTRAL DISTRICT HEAI.TB DEPARTMENT
8.1 After written approval from appropriate entities is submitted, we txm approve this proposal for
control sewage and cxatral w~.
8.2 The following plans mist be submitted to and approved by the Idaho Dapartmmt of Health 8c
welfare, Aivisiar of Eavitnnmautah Quality: cerMral sewage a~ eentrah water.
Extv'bit B
CRY OF 3v1PRmUN P'LANNWG DEPARTA~Nr 5fA6F it~ORT FOR THE E~AttQd(3 DATE OF NOVE7~BER 25.2008
8.3 Rut~off is n.~ to cute amosquito-breeding p~nblean.
8.4 Central District Health will require glans be submitted for a plan review for any: food
establishments, grocer3- store, bcverage cstablishment, swimming pools or spas and child care center.
Exln'6it B
C1I'1l flF MERIDI~iN PLANNING Dffi~AR'11~M' STAFF )t>~tT [~Olt'I'El[? H}3ARBQ(i DAZE OF NOYBIY®8It.25, 20Q8
C. Legal Dea~tiptitms and Sx~ibit Map
~~
~~~ 6~UCIdrOC'1t
Conaulting, Inc,
I•E(*AI. DE9CRIP'!'~Op Old
OtaaraS 1t~emtte Itonndary
A pattd of land being a poedore of a tetlCt of laud as desan'bed io
>aats~aat No.'106099010. records ofAda Counp , idalp, tom ~ poufs trac! of
land as dtsa~ed is Special WaerantY ~. t No 106099041. raaotds of Ada County,
~. wi11e a pnelioet of a tray of land sa deeccdred ~ Spacial Wseesnty dad.
3nefnrreatn Na !46041249. recotda of Ada Cbeatty. (daboy * wide s poetion ofthe R.ight-
O~Way of west Mcd~dillao Ra.d and rlortb Ten MOe mod. aitmtea is ttie soautaat ~ of
r. row 4 Norfb, ! weer. Noire lvtaidian. City oeMead~o~ Ada
Idbo moue pa:bcularly descrt'bed as ialbwr; ~'
~ O1R~ ~ WenccSecdoa Noeth'88°S6"l9" iV~ >~;~
North 88'36'Z9" West, 964.93 Dd: tieenea lasying aid Sou16 line
North 01'53'36" ~. 1299.71 Del; theeece
North 06'37'30" Waet, 612.06 fed; Weeee
North 22'14'26" Fau. 338.84 ~ Wenee
aad aath lint ~' 404.341eet to a point m Nordt lure of aid Sopt~at ggylx; tl~ ~
South 8q 21' 12" Faax. i769.S9 Feet !o the >iart ~ comero~f and Section 27: tbmee
South 0 21'16" West, 1938.63 feet al~g the $rsc litee of said Seen 27; thaeoe asid
F.asi line
Notde 69 38.16" west, 465.1 s fat; dsemoe
623.40 fat abag a curve to flee leR. said osrtra hatrieg a radl>tr of 400A0 feet, a delta aeegie of
69'17'46" aed a ~ chord beams Soup 43'42.22" bleat, Eor adiseanea of SG2.20 Rest; thence
South OI'43'30' Wes; 199.73 feet to the PO/lr7' Ol- H~G1WN1lltr.
Said panel oordains 93.65 atlas more or leas.
~°=`
pus n~
~°
39p4 w. Ovedond • ao6a. ~ 1D ~Surra•tC~ .ce
Fxltibit C _ 1
CTfY OF MERIDIAN PLANNAIt;i DEPAR'i'AtI13M' STAFF REPOitT FOR Tl~ HE:ARDdt3 DATE OF NOVFI~ER?3, Zppg
~~ Q11Q~1"{311t
LEGAL DETION pF: C o n a u t t t n q, t o c.
lrspoaed litriS Zoning
A panxl of land bang a portion of a tract of land ac dtaxtibod in Spacial Waaratny p~
Is~»neat No. 1OG0991N0, rooords of Ada Comty, Wain, togtRber arttlt a po~tipt of a tract of
land as deacn`bedm Special Wa~tY pe~i. rmttvma~ No.1Q60hp041. tboo~da of Ada
COY, Imo, a wills s poltion of the Right-Of--way of wdt Mcl~a Road, situated
in rile Sotttltaat gwnier of Section 27, Tom 4 AToedt, Ragge i West, Bone ldaidiso. t~ty
of Meridian. Ada Goanty, Idaho ttsare psrticabrly described as 6ollaws~
~ dre soh ~s~sa°`""0°2~ riai ~' ~~ ~ o oot~
the irotM o~ sBC,~rrrin~t~ ttaa~ oontttsning
il0eth 88° StS 29" Weo 841.25 ~et;16er1ee iaving acid South liae
north at° s~' ss' ~ i l 17.os feet; thence
North 90°00'00" East 739.71 Beet; thatca
40.46 feet shag a awe to rise tight, sand anus l~vins a rattans of 280.00 fen. a delta soak of
~° I 7' 02° sad a bag ohad banns SogW 03° OtS 00" mast fort a distmxe of 40.45 ~ rheas
South 01° 03' 31° West 588.00 fast, thanoe
14000 feet slang a crave to the IaR, said aa~ve Lavi>K a taditts af350.00 feat, a delta
e 06 and a tong chord bearius 8ou0s 10° 24' q2" grit dot a distatace of 139.07 ~ of
South 21 ° Si' 35" East 100.00 feet; tbenoe
80.00 fat shag a atrre m the riglp, said save having a radius of20Q 00 feet„ a dales aagk of
22° SS' 06". and a foaig r~oed Deatmg South I0° 24'02° Esq f'or a diataoce of?9.R7 deer; ttsetace
South 0t ° 03' 3i" West 19G,0p feet m the pp1iNT p>lt a6G11VMNG;
Said parcel containing 20.00 saes roa+e or leas,
aro j~
JII~ 19 ~
atdeoaw
wtatacs
isot w. o~tond • ttotrs. ~ Op :~ a~m~ 'OC
Exhibit C _ 2 _
CITY OF 10~5tIDL1N PLANNIIVO DBPARI~I' STAFP >Rt~OItT FOR THE IiEAR@~G DAYS OF NOVL+[di~?R Z5, 2008
~~ 6~uodfQrtfi
Consuttinq. lnc.
L$I.AL DgBCiR~'!'ION OF:
pn'eaad CrC ~L
A t~ of lard 6attg s portion ofa tract of land as dearnbed io Spacial Waaa~y nom.
No. 100099041, reootda of Ada County. iddtts, tttg~er with a portion of a tract of
Irmid as dataibed it gpecW Wartamty pad. No. lOti04i 249, raootds of Ada
~ tatnat~ed it t)x Sotrtheart tptattar ofSdaiatt 27, Towttahep 4 Nottly Rarge 1
folba-s: ~~' ~ ~' Ada Cotatty,ldaho rose partigahvty dese:t'bed as
Cotnotetking at the Sectiea oonta common to Seoliao 27, aG 34 tad 35 of said Tom and
~: drake along the Stnttb liaa otaud Section 27 Natth 88°56'29" Wet, i 861.26 trset;
~. >beoc~ btte North 1 ° 33• S6" Eare 1117.09 feet b tine pplNt' pg
oottdnnittg
North 1° 53' S6"East 182.62 Seat; Wgtce
Nora 06° 37' 30" West 6]206 Suet; theace
North 22° 14' 26" Fart 338.89 tttet; tharke
Ntadt 00° S9' 37° Fart 36,43 feet; thtake
South 89° 23.45" East 10483 ~ ttxaux
250.00 feet along a enrve to the ~ said care ~~ a ~~ of t 150.00 feet, a delta
l2° 2T 20" and a ~ chord beating North 84° Z'l' 3S" itiasr for a diataaoe of 249.SI feet of
therke
423.13 fat ahmg a stare tD the ttigbt, acid suave havdrrg a isdtos of 2000.00 Beef, s ddfa
of i 2° 07' 18" aad a long clsar+d bearitra North 84° i2' 34" Est ~, a d~oce of 422.34 feet:
thence
52130 fee! along a curve to the ~ aaid atrve having a radure of 2350.00 &et, a deUa angle of
12° 42' 36" and a bag short! bearfng North 83' 34' S5" Eaat fbr a distance of 5ZO.1J tber
therce
5ooth Ofl° 48' 46° East 1OR00 few peace
t00.00 fxc along a crave to the right, said curve having a natliw of 650.00 feet, a delta angle of
08°48' S3" and a Itxtg c6oed 9ooth 04.24.20" East for a dirderce of 99.90 feet; tbeaee
425.00 fttt abag a carve tp the IeR, said otare having a radios of 1900.00 fact, a delta angle of
l2° 48' S8" amd a long edtord bearing South 0 +f 24.22" mat for a dit4~ of 424.1 i fees
tl-eace
t9QS w. bwAOnci • aeire.l0887C6 • Hha+~ t7tl9t 3~2~10ii . Fax ppq 31~OOM . ins>~ n
t3NtEnpL~ear>rip . savevtnp • CantMUCitortAAanopan~ant
Exhibit C _ 3 _
CITY OF MIItID1AN PLANNIIdO DF~AR7INIDV'F STAFF RBPORT FO1t TidB HFARAid DAT$ t>F NOVBI~®t 2i, 2006
~~ QtJOdfClfll'
S40.S3 fta ala a ctava to the right, ssid curve = C o n a u 1 t i n ~, inc.
8 radius af4500.OQ fat, a delta angle
of 06° 52` 56" and a ~ chard teasing Sowth 09° ~• ~" ~ ~ a dial of 540 21 tee
tt~nce
Northh 88° se 2r wet 836.90 fat: ~mce
t s9.52 teat along a curve to the right, said entve having a radius of 28Q00 feat, a delta
32° 38' 30" and a bng ehaed heating Se~dr ~° 3a• ~" l~.as< ~ a dit~oe oI E 37.37 fe ~ ~
tbesice
140rdt ~° 00'00" well 739.71 leer to the FOINT pYr BEGINN~iG;
Said pmxl oonEaming 37.84 aeros tftore a Mas.
~ ~ 1'9 ~
tsoaw.ovaAentl • tbbs. ~ ppq ~:.~~ awe*mt~ctuoa~om.ec
F.xl>ebit C . 4
Crl'Y OF t~ffltlDiAN P1.AN1VIIdCi t]QAJ11L17d131,T1' STAFF ~pg~• P0~ TI1F 1~AlZIIYO DATfi ~ NOVF11~}g 25, 2008
~~ 6~uodrant
Conaulttnp, Inc.
r.~cA1.1~$scsl~rlolr o>~:
Prapasrd 40 ~t
A parcel of isad t>aiug a t~ of saner of bmd as detnr:.6ed iet Specbd W,~y p~
loatnunert No, 1060412491 t+eoor+ds of Ada Comity, Idah0. together with a portion of the Rig1u.
a=wry otNarth ran adik 1toaa, aitttaoted in tba Soubaat qtr of Seaion 27. rasrosh;p 4
as fpm l4a=e Meaidiae, (Sty ot'Meri~, Ada County, ldatho mare panc~ularlY
at the Sation otM~ aonrnae m Saeeioa ~~ ~ 34 std 3S of and T
~~ f5re ofaaid Section 27 North 00°21'36" Sast.1~t72.93 ~ ~
4; tlrencs leavigg acid t?.aN i6te
Nortlt 89° 38' 44" Was 1ffi.00 t~ thence
247.00 feet along a curve b the ieR. and curve having a radius of 1000.00 >~ a delta angle of
i4 07"1 and s brag choral banning South 83° 16'42" Wes[ far a diataoce of 246.37 teat;
577.00 feet aiortg a carve b the:ightl acid ettrve having a ndiuc of I3S0.00 ~ a delta apg~
of l4° 04'03". and a tong eland g~ 83° 14' 1 i" Want for s diaanea of 373.53 Ebel;
tbatce
423.13 fen sting a curve b the 1~, acid cwve having a radio ot2000.00 feet. a dolts
12° 0T 18•, sod a lanig chord ~BSouth 8+4° !2'34" Wontfpr a diwnee ot422.34 f~ of
8tartca
7.30.00 feet along a curve b tlta tight. sad t:otvc ~'dg a radius of 1150.00 fast. a delta atrgk
of t2° 2T 20". and a byg chord beuing Sowh 84° 22' 33" Wpt br a ~~ X249.31 feetr
thertct
Nartft 89° 23' 43" Went 104.$3 feet;, thence
Nottb 00° 39' 37" ~ 352.92 tact to the aottb brae of asisi tract; tbertce along acid ratth line
South 89° 21' t2" East 1769.39 teat b the Eaet cpart~ comer of s~ gpd{p~ thatoe
Sauk 00° 2I' l6" West 171.46 foot shag the Fast Five of said ascNort m ihs POINT pg
BEGIIYNING;
Said i~ conminiag 14. rose or las.
All6 t9 ~
tsa+ w. t~r«tond . sobs. ~ ~~p~ ~ ~ ~ Garx~iruc~aon ° ~
~ .«
Exhibit C _ S
GTY OF 1~RmIAIV PIANNINCi DEPAR fMENT 3TAi=F R19PORT FWt'I'Ef8 FIBARIN(# DA7E OF NWVE14$Ht 25.200
~~ ~I.I~fCf1t
Consulttrtq, Inc.
LFC+AL D$ON OF:
Pr~paeed C Iii 2'wnta~
A pe~rcd of road bring a portion of a tract of I:od as desRxe'bed is gpeaat Wareanty per,
irntremeent No. lOti099040, recoodr d'Ada Cooly. idabo; togs with a portiaee of a tract of
rand as desenlead is Special Waersttty Deed. fa~sirt No. lOti0~9041, teoardr of Ada
Cowry, ldaho~ togr~er wiUt a poAipa of a exact of toed .ne dereribed ~ Special Warraauy Deed.
matruaaeeu No.10604i249, rncards of Ada Canty, Idaho. togetleer with s poMiau of flee Rigbt-
O~Way of West MaMiWm Road and North Tea Mile Road, silwled in the 8ou~st gasrter of
Section Z7, TowaYelp 4 Horde, l~tanga I WmA,>8oise . City of Meridian. Ada County.
Idaho more pacficularly deorebed as foliowa:
Camemalcing at the Seetiott comer comrmoo 1o Seexioo 27,?.6s 34 and 33 of said Tarwmhyr and
thence along the East lice of said Section 271dOrth 00°21'1!x' ~, 903.74 fret to the
ronvr o» a~cnm>lrr~ mane; ieaViO~ aad E~
Norm 89° 38' ~' Weat48S.iS feet; thence
623.It1 Beet aloa~g a crave to the Teti, said atrve havia~ a retiree of 100.00 fast, a delta eagle of
89° IT d6", aid a laoi chaad Soath 4S' 42' Warr bar a d~taooc af362.20 feel:
thence
Sowh O1 ° 03' 30' wort 449.73 feat m the SotMb 6ne of said Section 27: throne alotQg sad Soum
line
Horde SS° 56' 29" Wet 1 Z8.b8 Beer thence leavigg said Saom lino
Horde 01° 03' 31" £:rlst 196.00 tharx
80.00 tea along a save to the 1aR, said taervahaviag a radian of200.00 feat, a deNa angle of
22~3S' 06", and a bng chord beuiaR Math 10° 24'02" West for x dtstaoee of 79.47 feet;
North 21 ° 31' 33" West 100.00 feet; t6aoa
Ia0.00 beet alaeg a emus to tbs rlgbt, said carve Loving a radius of 350.00 feel, a dohs of
22°~SS 06" send a long chord baria~g North 10°24' 02" Wet for a diatanee of 139 07 feet
North Ol° 03' 31° East 388.00 fear tLaace
200.00 tea along a curve to the kt1. said ceuve having a radian of280.00 feat, a dohs aagk at
32" sad a fang ctwrd bearing North 19° 24' f 3" wsst for a distance of 195.78 feet
saute as° 36' 2r Eric 83t%90 feet thaaoa
tso. w, oratond • tkatra, nasras • re+oe. qo~ sr~oot+t . roR l~ ~-0ovs • tS,,,R .cc
Qv116gtrreikg • surverino • CagMUClfonMOaopennnt
1?xh>'hat C _ 6 _
CITY OF MERIDIAN PLANND~i(; DBPAR'll-~1'1' STAFF RBF01tT FOR THE HEARING DAZE OF 2S, 2008
~~~
~~ QtJ~I'C1f'1t
Consuitinp, Inc.
340.33 feet alneag a cuatve to the k'E. said cu><ve baviag a radius of 4500.00 fee.: delta apgle o[
06° 32' S6" and a bng chord basing North 09°22'23" West for a dux ot540.21 feet;
thence
425.00 fax aiettg a omve 1a) tee tijet, acid otnvo havia~g a atadius of 1900.00 ~, a d~la sagie
of~12° 48` 58• and a hag shad barring North 06°24.22" Walt toe s ~aece of 424.11 fee:
lOQ:00 feet along a curve to the &~ said carve having aradws oaf 630 00 foot. a delta anak of
OS° 43' 33" and a tong cito~d barring Noaath 06° 24'20" West tot a diatsnce of 99.90 ~: thmice
Noaath ~° 48'46" Wost 100.00 ~ theuee
53.70 fast alsnag a s'oan*e to the 1e8. acid curve haviog a radiaaa of 2350.00 Poet. a dale aralgle of
01 ° 21' 29" atd a bpg ceoad htsaeitig Notdt 76° S2' S3" F.saat tfor a disesuce of 55.70 Poet; thence
247.00 feet abag a emus to the right, said oieve a aaa>ditin of 100x00 feet. a deka angle
o! 14° 09' 07" and a long chord baaaarirrg Nash 83° I6' 42" ~ lher a dlatllace of 246.37 fact;
tiserax
South 89° 38'44" F.ap 185.00 &et 1o the Baat has ofaaNt Section 27; teepee alopg acid Fast
>i~
South 00° 21' 16" Wee i 567.19 beet is the M11ltIT' t~ ~~;
Said l~ 25.10 saes asaot~e or ]ass.
~~~~
~~'~
N
19oew.weerorw • Bola, ~ ~Sur~sykip i °Oa~iw4ue~aon ~ 4~+od-on1~q~+o0ron+.a
FxM'bit C _ 7
C[TY OF MERIDIAN PLANNIIdd DF?AR,'17~N'f 37'AFF RE80R'T FOR THB HEAR1Nd DATE OF NOVEMBER 25, 20Q8
a~1tt rr~tae4• 2' ' 26
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tt1 i s?3t3 200Q6D +2t6)'ti' ~ 5h't1°34'# :12 7s
Gil ' S7)J! 215000 i•'M'OS". S'03't~ft'yr 3'' ~S
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tttt OF ME~A19 {~Cnc Jt4.:P1L~. ~ri C,
+t?f :4'rurr SEC 17 r-•M, F.-rw ~t C. too. r Jtt9~AM ROra'1
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'"•Yi _9r ,.f $~£,•:y35 St+i[r + ,^F 1 ^n7t rynv~rwrs•ewvrwa-casiW[^:•. ~...a;.(u(:i!
FJ[bt~lt L' ' 8
CITY OF ~ItmlAiV P1.ANNINCy DEPAR77~sN'r STAFP RL~PORT I~OR THE HBARBIp BATS OP NOVEHIDER 25. ZOOa
D. Required Findings frmn the Unified Derrelopmeat Code
1. Rezone Fin,di~gs
Upon ~aomanendaiion from the Comss~a, the Cooadl sieaQ make a fbli
and ahali, at tlhe pnbl~c iear3ag, revkw rte o;pp L order to grant as aeo~ad~meat to
the Compre4emif9e Pba, the Couadi shag ~aalue fire foibwLag ;
a' ~ anaend~ w~ t~ appNc~sbie Pnvidoiu of file ~e
The applicant is proposing to rexanc 93.64 ages to R IS, IrO, C-C and C-Ci. The Council
off theme ~ p~~ zanu~g ~ t will comply with the applicable provisions
Comprelu~sive Plan }'CPA-08-003 is approved to a Mixed Uty
designation.
b. ~caul'the pnrpae etatanent; ~ ro oamned for the ~~~
The Council finds that the proposed mix of uses would assist in providing service needs of
ty'~~ Co~mcil Ends tl>at future developmwt of this property shaald comply
regalations and piupose statpn~a of the requested zoning districts.
G T>te slap amesad~reat sLa11 not be anbt#~y delris~l do the pa~c hakb, safety,
and welgar~e;
Tice Council finds that the proposed wing amendment w~71 not be detrimental to the public
henldl, safety, or welfare, gtaff that the Common and Camcil rely oa any
oral or writtesi testimony that nay be p,o~~ when detammoiag this .
d. T'he map asaendmeat 84sfl not rosdt in an advaue birpact ~n t6e , ~ sendces
tgachool ~ pabiiiic •a~vlica within the City ind~ bat not
The Council finds that the proposed spring amendment will not result in an}+ adverse i
upon the delivery of services by any political aaibdivision; providing services to this site.
e. The rezom is in tl~e beat interest of tiYe Ciity.
The Co~m~cil finds that the resone of the aubjat Property fi+on- R-4 and I.~O to R I S, l:-0, C-
C and GG is in the beat interest of tba City.
Euhibit D
EXHIBIT C
FORM OF PARTIAL RELEASE OF ORIGINAL DEVELOPMENT AGREEMENT
(SEE ATTACHED)
4816-1925-2485.3
ADA COUNTY RECORDER J. DAVID NAVARRO AMOUNT .00 f
BOISE IDAHO 08125/10 10:35 AM
DEPUTY Lisa Bali
RECORDED-REQUEST OF III I'II~II'IIV'II'II~IIIIII'I~~I
Meridian City 11045720
PREPARED BY:
RICHARD J. ROSENBLATT, ESQ.
KUTAK ROCK LLP
1650 FARNAM STREET
OMAHA, NE fi8102-2186
(40Z) 346-6000
Meridian (NW), ID
Store No. 5841
TERMINATION AND RELEASE
This TERMINATION AND RELEASE (this "Release") is made this at, day of
~~ . , 2010 by and between PRIMELAND INVESTMENT GROUP, LLC, an Idaho limited
liability company ("Developer") and the CITY OF MERIDIAN, a municipal corporation of the State
of Idaho (the "City").
PRELIMINARY STATEMENTS
Mary Floyd and E.L. and Shirley Bews, Bews Family Limited Trust (collectively, "Sews"),
Primeland Development, LLP and the City are parties to that certain Development Agreement (the
"Development Agreement"), dated February 17, 2006, filed March 7, 2006 as Instrument No.
106034786 in the public records of Ada County, Idaho. Primeland Development Company, LLP
and the City are parties to that certain First Amendmen# to Development Agreement (the
"Amendment"), dated March 5, 2009, filed April 9, 2009 as instrument No. 109040246 in the public
records of Ada County, Idaho. Bath the Development Agreement and the Amendment encumber
certain real property (the "Property") legally described in Exhibit A attached hereto.
Developer, as successor-in-interest to Bews, Primeland Development, LLP and Primeland
Development Company, LLP, is the owner of the Property. Developer and the City desire to now
and forever release that portion (the "Retail Property"} of the Property legally described in Exhibit B
attached hereto from the burden of the Development Agreement and the Amendment.
NOW, THEREFORE, for good and valuable consideration, the receipt and sufficiency of
which are hereby acknowledged, Developer and the City hereby agree as follows:
AGREEMENT
1. Termination of Development Agreement and Amendment. Developer and the
City hereby terminate and release the Retail Property from the burden of the Development
Agreement and the Amendment and hereby agree that the Develapment Agreement and
Amendment are no longer of any force or effect with respect to the Retail Property.
2. Counterparts. This Release may be executed in counterparts.
[REMAINDER OF PAGE INTENTIONALLY LEFT BLANK)
4816-1925-2485-3
Meridian (NW), ID
Store No. 5841
IN WITNESS WHEREOF, Developer and the City have executed this Release as of the
date and year first written above.
DEVELOPER:
STATE OF }
ss.
COUNTY OF _ }
PRIMELAND INVESTMENT GROUP, LLC, an
Idaho limited liability company
sy~ '
N me: j'RAAd1L S.yA.ZtZ-a~E
Its: M au ~c.,.erz. ~~-
The oregoing instalment was acknowledged before me this ,L day of ,
2010, by {LS, talc as ~4~e~ of Primeland Inv stment
Group, LLC, an Idaho limited liability company, on behalf of the limited liability company.
KIMBERLY WINKLE
Notary Public
State of Idaho
N ary Publi
My commission expires:
l~~~a'IZDIS
4816-1925-2485.3
Meridian (NW), ID
Store No. 5841
IN WITNESS WHEREOF, Developer and the City have executed this Release as of the
date and year first written above.
CITY:
STATE OF Idatin )
ss.
COUNTY OF )
CITY OF MERIDIAN, a municipal corporation of
the State of Idaho
ay:
'_
Nam .
Title:
The foregoing instrument was acknowledged before me this ~~ day of
~A~ 2010 by TmmU dP 1-Jpexd ~de..~o~/ of 'the City of
Meridian, a municipal corporation of the S#ate of Idaho, on behalf of the municipal corporation.
~......
.••1CA Jp~.•
;~~pTAjp~,~~.
y; ' ~ `~
. ~ ~ •
•
. ~ ~ •
• ~°tjBL1G,%:
•••`f fE OF ~:'
••.....
N ary Public
My commission expires:
-~~n ~I , ao ~ ~
48i6-1925-2485.3
EXHIBIT A
LEGAL DESCRIPTION OF THE PROPERTY
-~ .,
A peroN•ofT~ b~r~`~ ~ N 3!'i oohs i~ Y. d Sa~gDi134:end I~b 3 Nt of Section
.27, Y: 4N, R.1W« 9.M., A~ f~oyMy~ idtitb, more
„~A~otil~~E~Cfi~74~~ fAe corrbr ~bp ged1ahi 20; ~ ao taGbwv;
~s oont4r oort~nton b OsW i~salats 27 ~ 34 tiit,~s 88 27 ~`
` 2$t~l.rv.T /pet, etlfd pohlt'bsins Ihs REJtC PCIIWT OR 8~p=
TK4tttos ~p the eft t9hi of thp.NEX Cl ssld8 34.6ouih Oa^~9'18~* wd~
13lfeat'efl the soufhsssl °°R~4~~e NiN~dsatd 11~+~t,;-
~ nos aJaut~ tAe ao ~ 7~'oFael~ N !4 oi'lite NE 3ti 8~05'S8- Yl fast; P6li1.D6
tpet 1oc t70~lIiM L ~ N l6:~;tlis°yi1E ~ t~octte
Yh~ atotp ~ wsq Nns of 1ddN Sfr.~oM1'~s PtE Sb'hlviUt ~0 M'1T ~st,13x};3g,
~ ~~~! ~'~4maP oon>inQn b ~111'd 3< and 87;
i'ttsnc`~ long ihs w~set &rs d 1tu.3E'ti.of sstd• 8e~n 2? Math pp'Ze'oEr'
tl4481 na~1~„aul-,staon+arort.oc7, Zatt3lgdt t~tEsbdes (vo. a S ~,
at aNrn. ~ hi eodc sz@or plhs a# ~ 1916,~.rooo~a Af14ds; rowrtY; Ieat;o0"'
T~1Oe ~~ ~sssst ttno of aeW wt r t+to~th ooaCiT ~ ~~Xpd b the'
Est aDirpr of ssida~CicCat Estates Nv. Z $ubdivtsion;-
lJ9.lrza r~t~ r this a sma 81a~dc Cat &statps rvo. 2 s~aral~t;: taoith
.. •e= ~ .
.T}opos Hahh ia~4T26' West,'ZOA.211ssk
~~' ?uenoo tatoru, eirla~- west. ~.711Ys>r
aralro~~ w,ac; eg.~s ie~
~- t~,enoe,Morm ~a-~~ur rern, 7ar.~ r.~•
Thsrfce NOllh 10'~6'01.1AIut;111,5E (spi;
~. ~ ... .
. Enos t+tatl~ Sg'S4~• West, 201.92 fay to a port on the wiet lino b1'spdd 9octlgn
27;T
1?~tnat iiotg ssW (NJ0 North 00'31'4x' Esst, 077.06 feet tQ tilii;YVsat 1f4 o9t+iet of
said S~1ion 27; . .
2049.64OsbtlD'theCenl~,r~ra( W~°`~»~4t#saldSscEfon~7'SeatAh89i1g'43"Ess4,
~ ~dion ~7,
~,.
s~ ~~
8ots~ Op~M~• 2~f0.00.tesi to the ~ >,t4 O°e^s~d~idS _'
~o ~~ {r Nre~ ~.~r foal a the ec1ipn 2r,
° 31? Br Bares, m~e or ispe~ ~'OJ,NY Op B,EtiiQ
4816-1925-2485.3
EXHIBIT B
LEGAL DESCRIPTION OF RETAIL PROPERTY
A PARCEL BEING LOCATED IN THE S'/ OF THE SE'/. OF SECTION 27, TOWNSHIP 4
NORTH, RANGE 1 WEST, BOISE MERIDIAN, ADA COUNTY, IDAHO, AND MORE
PARTICULARLY DESCRIBED AS FOLLOWS:
COMMENCING AT A BRASS CAP MONUMENT MARKING THE SOUTHEAST CORNER OF
SAID SECTION 27, FROM WHICH A 518 INCH DIAMETER IRON PIN MARKING THE
SOUTHWEST CORNER OF SAID SE'/. BEARS N 88°56'28" W A DISTANCE OF 2654.67
FEET;
THENCE N 88°56'28" W ALONG THE SOUTHERLY BOUNDARY OF SAID SE'/. A DISTANCE
OF 89.75 FEET TO A POINT;
THENCE LEAVING SAID SOUTHERLY BOUNDARY N 1°03'32" E A DISTANCE OF 36.00
FEET TO THE POINT OF BEGINNING;
THENCE N 8$°56'28" W ALONG THE NORTHERLY RIGHT-OF-WAY OF W. MCMILLLAN
ROAD, SAID RIGHT-OF-WAY BEING 36.00 FEET NORTHERLY OF AND PARALLEL TO THE
SOUTHERLY BOUNDARY OF SAID SE %, A DISTANCE OF 867.21 FEET TO A 5/8 INCH
DIAMETER IRON PIN;
THENCE LEAVING SAID NORTHERLY RIGHT-OF-WAY N 44°59'59" W A DISTANCE OF
33.37 FEET TO A 5/8 INCH DIAMETER IRON PIN;
THENCE A DISTANCE OF 43.07 FEET ALONG THE ARC OF A 143.00 FOOT RADIUS NON-
TANGENTCURVE RIGHT, SAID CURVE HAVING A CENTRAL ANGLE OF 17°15'30" AND A
LONG CHORD BEARING N 2°29'54" W A DISTANCE OF 42.91 FEET TO A 5/8 INCH
DIAMETER IRON PIN;
THENCE A DISTANCE OF 47.62 FEET ALONG THE ARC OF A 326.50 FOOT RADIUS
CURVE LEFT, SAID CURVE HAVING A CENTRAL ANGLE OF 8°19'15" AND A LONG
CHORD BEARING N 1°59'41" E A DISTANCE OF 47.37 FEET TO A 5/$ INCH DIAMETER
IRON PIN;
THENCE A DISTANCE OF 157.10 FEET ALONG THE ARC OF A 457.00 FOOT RADIUS
CURVE LEFT, SAID CURVE HAVING A CENTRAL ANGLE OF 19°41'47" ANO A LONG
CHORD BEARING N 12°00'40" W A DISTANCE OF 156.33 FEET TO A 5/8 INCH DIAMETER
IRON PIN;
THENCE N 21°51'34" W A DISTANCE OF 81.30 FEET TO A 5/8 INCH DIAMETER IRON PIN;
THENCE A DISTANCE OF 129.20 FEET ALONG THE ARC OF A 323.00 FOOT RADIUS
CURVE RIGHT, SAID CURVE HAVING A CENTRAL ANGLE OF 22°55'06" AND A LONG
CHORD BEARING N 10°24'01" W A DISTANCE OF 128.34 FEET TO A 5/8 INCH DIAMETER
IRON PIN;
THENCE N 1°03'32° E A DISTANCE OF 588.00 FEET TO A 5/8 INCH DIAMETER IRON PIN;
4816-1925-2485.3
THENCE A DISTANCE OF 163.78 FEET ALONG THE ARC OF A 307.00 FOOT RADIUS
CURVE LEFT, SAID CURVE HAVING A CENTRAL ANGLE OF 30°34'01" AND A LONG
CHORD BEARING N 14°13'28" W A DISTANCE OF 161.85 FEET TO A 5/8 INCH DIAMETER
IRON PIN;
THENCE S 88°56'28" E A DISTANCE OF 434.84 FEET TO A 5/8 INCH DIAMETER IRON PIN;
THENCE S 0°49'13" W A DISTANCE OF 112.27 FEET TO A 5/8 INCH DIAMETER IRON PIN;
THENCE S 89°15'21" E A DISTANCE OF 622.75 FEET TO A 518 INCH DIAMETER IRON PIN
ON THE WESTERLY RIGHT-OF-WAY OF N. TEN MILE RD;
THENCE S 0°21'14" W ALONG SAID RIGHT-OF-WAY BEING 46.00 FEET WESTERLY OF
AND PARALLEL TO THE EASTERLY BOUNDARY OF SAID SE %4 A DISTANCE OF 867.98
FEET TO A 518 INCH DIAMETER IRON PIN;
THENCE S 7°11'51" W ALONG SAID WESTERLY RIGHT-OF-WAY A DISTANCE OF 100.72
FEET TO A 5/81NCH DIAMETER IRON PIN;
THENCE S 0°21'14" W ALONG SAID RIGHT-OF-WAY BEING 58.00 FEET WESTERLY OF
AND PARALLEL TO THE EASTERLY BOUNDARY OF SAID SE'/4 A DISTANCE OF 84.76
FEET TO A 5/8 INCH DIAMETER IRON PIN;
THENCE S 33°15'26° W ALONG SAID WESTERLY RIGHT-OF-WAY A DISTANCE OF 57.62
FEET TO THE POINT OF BEGINNING.
THIS PARCEL CONTAINS 26.17 ACRES (1,139,781 SQUARE FEET).
ERROR OF CLOSURE: ERROR NORTH: 0.00246
ERROR EAST: -0.00014
PRECISION: 1 : 1,756,556.00
4816-1925.2485.3
EXHIBIT D
DESCRIPTION AND DEPICTION OF PROPOSED ZONES
(SEE ATTACHED}
4816-1925-2485.3
CITY OP >~RID1AN PLANNING >~PA1tTME1~Tl' STAFF Rl~O1tT gOR'[(~ HBARDdp DATE OF NOYF~BR 2S, 21108
C. Legal Descriptions and 1?athibit Map
~/ ~
^~ 6~uadront
ConsulllnQ, Enc.
LECii-L DB8CR1pi•~ON OF:
Ovaa® Reasne Boandary
A partxl of land ~ a patios of a tract of lsttd as described is Special Wssrserty peed.
Iasatnaent No.'1060990d0, teoerds of Adt Coanq, [dabp, to~lter t~ a portion of a tract of
land a: deacn'hed is Specie! Wanaaty Deed. sat No. 10609904!. records of Ada Couatr
IdabQ. toguher rviilt a potticat of a tract of lend es desct~ed is Special Warranty peed, '
lmstumeat Na !06041249, recoab of Ada Cattney, IdeMy topgher ~ a p~ oftlre ItigM-
t>~Wey of Weer)VIcI~illan Road end Noeth Fen >~ Road, sittuted in t>,s Sontlteest quarter of
snaicn r, Towt7:tiip 4 rraeth, is+awe ! Weq, Base I~laidisn, C4tS-ot'an. Ada Conaty,
Idaho mac pasbcatarly described as >Toll~ows:
Range; theeeagelat~ ~ arSattb 1iae3ectioNaa h'88°Sb'29~ ~ ~; ~ p~
roII9'[' of s1l3GlIM19Qt(r. tbtssce oooastuigg
North 88':6'29"' West, 969.93 !bet: tltmce lsatrisg said San4h nos
Noah Ol'S3'36" East, !299.71 heel; thence
North 0637'34" West, b1206 feet thence
North 22't4'2b" East, 338.89 feet thence
Nath QO S9'37" 6stR. 409.34 feat to a point oo Nortb lene ot'aaid Sou~puu qnp~; ~ ~
acid oetth lire
South 89'2I' l2" F.agt,17ti9.S9 feet b the East ~ corner of sad Section r; tlregcs
South 0 21' la" Wau,1738.65 feet sting the Seat sins of said Section 2°7; theaos said
Eaei line
North 89'38'46" wear, 485.1 s ~ theaoe
623.40 tea along a curve W the IeR. said calve having a radhu of 400.00 feet, a datta angle of
89"17'46" asd s latg chord baarigg South 4S'42.22" West, Err a dium~.a of 362.20 !tier thence
Sash ol•03.30'• west, 499.x3 fbet to the POINT' OF Bl,G1WNIl+IaG;
Said parcel oordaim 93.65 acme more or ASS.
~,~
~w o~
19w w. OvetorW • lobe. r9 a9f03 • thaw t2ptq 311+D0l1 • t~ ~) 3t2.ppy4 ~ 6nol: sc
t7v1 b~BheaH~p ' Survewd! ' Conpn~effon ~AOrgpprNnt
Etrhibit C _ 1
CffY OF I~RlDIAN PL,A1QlVD+lt3 DEPARTMENT S']'APF REPORT FOR Tl~ t1EARdVl3 DATB OF AiOVEir®ER 2S, 2006
~A 6~uadrar-t
LEGAL DEBCRiPf'[O1H oF: c o n a u i t t n q. t o c.
lrgeaed 1RrIS Zoreittg
A parcel of land bang a porticat of a tract of Itmd a: deacrebod 6a Special Wanamy Deed,
]trftrtnnbtrt No. l Oti099040. r+eeotda atAda Cauaty, Idaho. together wMb s poiiiat of a tract of
land as deacnbed is Special Warranty Deed, lnatrymaot No. 10ti049041, tnaxda of Ada
Coaoty, Idaho, together with a pt>ftion of ~ Right-Uf--Way of Went INcMdlam Road, situated
in thr Southeast quarter of Section 27, Towrtaltip 4 Nardy Range 1 Went. Boise Maidiao, ~,
of Meridian, Ada Comdty, ]daho t»on paraculatly daceibed ~ ~~
~: tbeaeetl~~ee along t6a Sowb line Secbato 27 Nor'1h~88°56'29" eat,1020.0to
the !'OINT OR BE(~IIVIVIIYG; tbenca continuing
tdoetb 88° 56' 29" west 841.23 feel; thence lpviag said Sondt lice
North Ot° 53' 36" East t 117.09 feet; thence
North 90° 00'00" East 939.71 Seew fiance
40.46 feet shag a awe to the right, said curve having a racOns of 250.00 fea, a deha rngk of
OS° 17'02" and a long chord bearing South 03° OS 00" Feat far s distanca of 4Q45 fad tbance
SotMlt Ol° 03' 31" West 388.00 ~ tLmroo
140.00 feet along a crave to the ledi, said curve having a radlna of 350.00 feet, s delta
22 SS 06 and a bn8 chord barrrog South 10° 24' 0Q" East Pas a dtatance of 139.07 f~: to Of
thence
South 21° St' 35" East 100.00 fee; tbeace
x.00 lea along a ctnvo en the tigtn, aid curve baying a radius of 200.00 kp, a deha angle of
22° SS' ~". attd a long e]totd basting South ] 0° 24' O.t"Eat fur a distance of 79.47 &a; thence
South Ol ° 03' 33" Went t9ti.00 that to the POINT Oir 86Gl1~NIlYG;
said parcel ronta6tiag 20.00 saes toore or less.
ara~~~
t~ 19 ~
rataourM t~t~tte
woracsoar.
wa w. owAond • Dor9a. ~ tss~oa • none taoel 3~1 • ~ ~ ~ta.oo4z • ~: quoavra~quo,aronr.ee
t2us 6tynaar6rp • R~rO • Contsueaon 1Aanaeansrrt
Exhibit C _ 2 _
CITY OF MEOtII)lAN f'I,AIVAIIIV(3 D13PAR7741~li STAFF REPORT FOR THE IiEAR1NG DATE OF NOVEhB@R 25, 2008
~~ Ql1C7dfQftt
Gontultfnq, inc.
LEGAL DE8CR1pT[ON Ofp:
Prapewd GC ~
~- pancN of land being a portiaa of a tract of lapd as deataibad i>s Special Warrany Deed.
lostrumatt No. 10609904!, rvootda of Ada Cotrtthr, Idaho, bgalher with a portion of a tract of
land as detcabed in Special Warranty Deal. Iot4rstaeagt No. l Oti04l Z49, neoorda of Ada
. siagted is ~e Soatheaat 9~' of Setxiare 27. Towanhip 4 Nttrgt, Range t
Meridiat, City of IKwidiad, Ada County. ldatto !nose partrcutarly described at
follows:
Cottmtmcing at the Sectiat ootnar eorntrtoa b Saaion 2'7, 2(ti 34 and 35 of acid Torvnaitip and
~; tbertce alemg tlta South rise of sand SeeDon 27 Nark 88°$6'29" West.1 a6t.26 feet;
thattoa leavit~ said South line North l' S3' S6" P,aat 1117.09 feat b 9ta I!OIN'1' OF
BEGtlrl1i11YCr; thntce oorttimting
North 1 ° 53'36" Fast ]82.62 feet; thence
North 06° 3T 30" bleat 612.06 foot; !Leone
North 22° 14' 26" F.aet 338.89 !bet; tLautxi
North 00° 59' 37" East 56.43 feet: !bonne
SouW 89° 23' 45" Eart 104.83 fees; thence
250.00 feat along a eutrve: b the {eR, said curve having a radian of t 15000 feet, a deka of
12~° 2.eT 20" and a ~ ehprd berrin8 North 84° 22' 35" East for a dietanoe of 249.51 feet;
423.13 feet along a carne m We risEq, acid curve bayit7g a taditts ofZ000.00 beet, a delta angle
of 12° 07' 1 S" and a ~ chord Iteatiog NorW 84° t2' 34" F.aq for a ditaaoce of 42234 fat;
!!!ante
52130 fat along a trove to tLe left, aa~ curve haying a ratGw of 2350.00 !bet, a deter angle of
12~° 4e' 36" and a fang ehorid beating Nord! 83° S4' SS" East the a di~rx of SZO.z3 tbe~
South 08° 48' 46"East 100.00 feet; dteoce
100.00 fete along a curvy b t>te fight, said carve Laving a radius of 650.00 fed. a delta eagle of
48° 4$' S3" and a long chord beating 3ondt 04° 24' 20" East for a distance of 99.90 feet; tbenoe
425.00 fat abng a curve b the hdl. said ewrva having a radim of 1900.00 feet, s delta angle of
12° 48' S8" and a long eltord beating Soeuh 06° 24" 22" Fast far a distaooe of 424.11 feeC
thence
t9W W. OrelAenO • seta. t088705 • PheeM t10a) 30001 . Fax ppli 31Z.OpPZ . t auod-Qe-~quodroM.ce
CMEnpY»niip • StKwypp • s:anetn,caontseeop.eetant
Exhibit C _ 3
CITY OF MERm1AN PLANNING DEPARI'ME~.NC STAFF R8i'ORT FE)R Tl~ HEARING DATE OF NOVEI~BBR 25, 2008
^~ 6~uodranfi
ConsultlnH, inc.
540 03 feet along a curve m the right, said curve having : rAdigc of 4500.00 fed, a delta an
Jlk
o 32' S6 aed a ~ shoed barigg South. ()~ Z2' ~« ~ ~ a dice of 540.21 teat;
North 88° 56' 2r West 836.90 feat: thence
159.52 feat abng a curve to the right, said ame bring a radius cf 280.00 feat, a deka eagle of
32° 38' 30" and a long ehoM beating South Z3° 32'46" 8tnt ~ S didanee of 137.37 feet;
tbenct
North 90° 00'80" We81739.71 foot to the PG+INT O!' B~GINMNG;
Said .Parcel cenhirung 37.84 acres m~e a b~sa.
~ ~ 1~?S~
,
14os w. ovegorW • Dois~. ~ ~ ~ :~ ~~ ~ cc
6xlu'bit C - 4 _
CITY OF MERiD1AN P'LANNINO DEPAR'[7~T[ STAFF REPORT FOR Tt~ It~ARIIYG DATE OF NOVEMBER 25, 2008
~~ ®uod-ant
Consulting, Inc,
igGA~I. DESCRII" 170N OR:
Prepoaed 40 Zoaie~
A parcel of land being a portion of auact of lain! as deataibed ion Speccitrd Way pew
lttaLntntmrt No. 106041249, reowds of Ada Canny, Idaho, to'et~er wilt,: portion of the Rigbt-
Oi=Way ofNorth Tea irlik Road, attattod in the Sotaiyaat gttmterof Setxion 27, Towodtip 4
North. Range I Went, Boise Meridim City of Meridiats, Ada Cemtty, Idaho mat particniarly
desaibad as follov-~s:
Range; doe alaag t1se East {iae ofSeetioa~~ 00'2I'16~" 3Eaa1, 24'12.93the
IOYNT 4R BRGIN1yI1dG; these leaving aid East late
North 89° 38' 44" Wtta 1$5.00 tbeJ: thence
247.00 feet aloeg a curve b the ~. sad pave having a radius of 1000.00 ~ a delta
t4° 09' OT, sad a Iaag chord baeittg Satth 83° 16' 42" Waat far: dishoce of 246.37 ~ of
thence
577.00 fat siatg a raarve b ~e right, said calve havia= a tadtp of 2350.00 l6et, a dehtt angle
of l4° 04' OS", and s tong ehond beating goa0i 83° 14.1 I" west for a distance ot575.55 feet;
fiance
423.13 feet abng a pttVe b the le4l, acid cove having a tadis of 2000.00 ibet, a dabs aagk of
12~ I8". and a long chord beating Sottdt 84° 12' 34" Wat far a distance of 422.34 leer
2S0.00 feet along a poroe b the ~. said curve having a radina of 1150.00 fat. a delta aagk
of 12° 2T ZO", asd a long chord bearing South 84° 22' 3S" West for a distance of 249.31 fa0
.,
North 89° 23' 4S" West 104.83 fief; thence
North 00° 59' 3T' East 3S2.92 feet to the aottb line of said ttttcr thence abng said math line
5owh 89° 21' E2" East 1769.59 foot b the East quscter a~ of said Sew; Wearce
Sowh 00° 2 i' 16" West 171.46 fat shag the East line Of ssid section b dte POll~t'1' OI?
BEGINNING;
Said pond oorrtainiag 10. mote or less.
i~ t9 Zppg
}yp, W, t>rwtond • ~ tDtwas • ftWeN l~ 342-0091 . foot pps} 3q.00g2 • Emolk 4uodraniRquodroM.ee
CMI EnphatlAnq • Suwrlnp . Censtrueaon Mvnagare»,q
Farhibit C _ 5 _
Crl'Y OF 11~Rm1AN PLANNING DEPAR77d~IT STAFF REPOIC!` FOB Tli$ >rIDAR1N(i DATE OF PIOY~I~t 25, 2008
~~
~~ AI,ICfC~fdflt
Consulttn~. Inc.
LEGAL DBBCNMION OF:
Pnapoad C-Q Zoa~
A pared of bad boring a pottiars of a tray of lswd o ddcrt~ed is Speratl Warrtssty peed,
Imtrtsmant iNo. 10609904Q, records of Ada Cosaty, Idaho, togelber with a portion of a tract of
bend os destxibed in Special Wamwty Deed. ts~meot No. 106049041, teoatds of Ads
Coa>xy, ldabos togdber with a portigrs of a tract of tend as deataibed ~ Special Wsrrsnty Deed,
l~mseatt No. 106041249, records of Ada Cotsnly, Idaho. Dogedter with a portion of the ltight-
O~Way of West McI4[illso Road and Natie Ten tNile Read, altnmed in tlse Sosttlteaat gaartec of
Section 27, Tawat~p 4 Nordt, Range 1 Went. Boise Maidiao, City otMeridiao, Ada County.
Idaho were patticstlady dayexibed ss folbvrs:
Camnaoencing ~ else Section cornet common to Seaiou 27,26.34 sad 35 of said Tvamshili and
Raaga; thence along the Beet line of said Section 2? North 00°21'16" East, 905.71 feet to the
tfOINT OR REC,INP/DtG; tbessoe having aid East lice
North 89° 38' 46" Weal 485.15 feat; tbetxx
623.10 &xt alasg a curve to the ktt, acid curve a radian of 400.00 fat, a delta eagle of
89° !T 46", and a lassg chard baring Soatb 4S°~ West tar: distaaoce of Sb2.20 feet
tLenee
South Ol ° 03' 30" West 494.73 feet tD the Soatb liars of said Seatioa 2T thence along said Sotstls
live
North 88° S6' 29" West 128.68 fat; tlteoce leaving aid South litsa
North Ol° 03' 31" Fast l%.00 feet; thence
80.00 fey along a curve to the laR, said canna halving a radius of 200.00 feel, a deW angle of
22° 33'06". sad a bng chord betriag North !0"' 24'02" West for a distau~ of 79.47 feet;
thence
North 21 ° S 1' 35" bleat 100.00 fey; thence
140.00 tieex along a carve to the r3glrt. said verve Laving a radios of 350.40 feet. a deka angle of
22° SS 06" send a long riiottl bearing North t0° 24' 02" Walt for a diattnax of 139.07 feet;
thence
1+lafb 01° 03' 31" F,a:< 588.011 ~ ttsasoe
200.00 feet along a carve to the kfl. said carry having a tstdisss oi280.00 feet, a delta agle of
40° SS 32" and a long chord bearing Alorth 19° 24' f 5" West fior a diatautce of 145.78 fed;
thessx
Souris 88° 56' 37" East 836.90 feat; theax
1901 w, pverios>d • eo9ar. IO837ti3 • Phone (90ig 718-0OPi - Fos p0613s2~00it • bnelk ~~rcc
Qr'111?IpF10a14ig • $IMYAY~ID • COr11M1~CtiaftMerkiQarnarl!
Fadnbit C _ 6
f:ITY OF 14lBRIDIAN PLINKING DEPARTIIr03NT STAFF REPORT liOR. Tt~ 1GsARII~iG DATE OF NOVBI~BR 2S, 2006
~~Q~t
Cantultinp, Inc.
S40.S3 ftd along a curve to the leR, said cave having s rsdiut of 4SOO.t10 fort. a dells aaak of
06° 52' S6" and a ~ chord bearirtg NorW 04° 22' ?3" Weat for a dialantx of 540.21 timt:
thence
X25.00 feet along s a'mve m fire right, aid carve having a radius of 1900.00 fee, a delta anggle
of 12° 48' S8• and a toeg shoed bearing North 06° 24+22" Watt far a dusumoe of 424, t 2 feet;
ttsaace
1011.00 feet atoteg a aarva to the kR. said cave bavb~g a radials of 650.00 feet, a delta amsgk of
08° 4$' 33" and a ioeeg clsord bearing North 04° 24' 20" Want for a distance of 99.90 lbet: tltmsoe
North os° as' 46" wale 100.00 l~ tleeeeee
55.70 feet along a caarve to the teh, acid curs having a radials of 2350.00 tlett. a doita art;le of
01 ° 21'29" and a lortg cleoad North 76° S2' S3" F.aat for a ditttaaee of SS.TO heel; tbentx
247.00 fax aionR a carve to the right. and curve bourns a radius of 1000.00 fleet. a dew aesgle
of l4° 09' 07" and a long chord bearitts North 83° iG 42"Bast tlbtr a defence of 24637 fax;
tieaeca
South 89° 38' 44" Esq 185.00 beat to the East litre of grid Seaim 27; Steatoe along grid East
>~
South 00° 21' i6" Walt 1567.19 feet to tla PQIIsIT OF HEGD~ITIirIG;
Said paroei t~rttsinireg 25.10 opal more or 1esa.
~~~~
p~ i 9 ~
ww w. oveAend • aotee. a a~oa • rnoea boy sra sort . imc qoq a~2.oov2 • t~noe: gW~d~taquooron,.ee
~~O~+rM~0 • ~vMO • tttonManaipament
Exhibit C _ ~
CCIY OF N!<rRIDL4N PLANNING DEPAR'I'MLsN'f 3?AFF ItEI'ORT FOIt'INE HSARIIUG DAZE OF NOVEb®FR 25~ 20~
1~
r
SW. (>EFp MOST
NO 10iQ.12N
~ ,~,~0 ~ `~° s~ >~etrc ~ t
,~nar
e~
p
PI+Ct:OSE4 ~-C IONC <
r.a. l~ a
N
Y
s
'iNM([Mi
O-• ~
I
d
5,t^ GCTC asr
116 toaes9C++
t
f
MIOt004Mt ~Ib71Q t~ J
C1s ~ W10PDS0 C-R 2'd+E
~ n ro .eKs
.{
v e~~ ~
~
h--
_--•---~=- =--^ -•
'
~
~ Zinn 1
Oi
f 2
Ct1RcR 7ALE
f tul~E tfI.OTY 4.M,.S • ~rA o+orro 9P~ :nam
r =~ ei.e +aoot ee~ra- s~8'~I'~ir sst7o
. r„z 80 00 200 04 i2°.'K- Sip'I.';d'E 'i as
f--u 'MJQ `-Snl th7 72'506' fl0•ti eQ'C ~Se Di
u : • sy x
i----- -t----- ~o.oo srae'r>• ~aru•.e-a
~..~._.. tsr a~
•.O.OS
"-5 s~pppe b':7'Se' Ni'7?':+'w 5.Q21
.
r{ a;~.JQ t90n;re :?'.i'SR' r16'2i•22'• 4'K.NS~a.N
j ~° ; toa.au OSO as se'sr ' e.•2s'2J•v »!G
. ~, ~a rt~uoa t r•2::i- • ti-as:'sx•F 1 s. x
s.w ~
T
VC
e ;
WlMEltT C-4 LiwE °. i
~± w
x Y
__ 4-i_S2 _
w ~w rrow . •.~ Zs
. -~ ~
- --- SS
i "
Q:R.E -.etF
~~i t[NGti, R>tilt.'S LYr rt y,d!D ~rG tHGRiI
cs ezt :o iaaa r2wtSS- se.•'s. s5•+r sao 2s
CO ]b000 `:yp.pe t7'tt'2i' si~•e>'3a'w 1N St
Mi } a?iii IOOEti6 +£!ff'+0• sh•i74'w :22 I.
-.t2 ` s» yl ttso>b 1.9.•QS' . uy,i n-w 5`S .s
C13 N l pp r0000D :.9i'p~' ; ~•ICO7'i I+f .:
cra .CN 2®000 e't7et' S`~s'e!Y! ~.•: J
t+s xo.oo tecoa ws••1r ~+~,n+Ti'x ;~: bi
VOLTERRA SUBDIVISION ~~
¢~ ~,,„wy ^~Quadrant
Z:sr OP trERaau~ S;~,n~Jrtil'1t~. iRC. '~
+C, ._d~+v:r SFC I>: r-u{ R-Tw /aalo rsa v ais'aw ~rr~
Sta:E Pf~b.C" • •_: ~6T( ~+rGE •?e6J !.2-OO>« T~QK ~ fIOD> N:-0."9J ~u
•7J -*55-',t B.~E,':~OSt 5NfC[ r ~ t aaF+/~rrws•auiurms-ca~saae^t~.~.•e::c~c::!
i
rszht'bar C _ g _
EXHIBIT D-1
LEGAL DESCRIPTION OF EXISTING C-G ZONE
(SEE ATTACHED)
as ~6-i9as-zass.3
.tuesc 2i. 2005
PRCiPpBiJ~ to
YOL'tEfilR~A 3NUt'~iDtttIS10N
I1 ps+~ of fend toosta~d in the NE 3~G af; tho HE 3G dt 8adion 39 aid tits SE '~4 of the SE
•t vt 2T, T. 4N.. iz tW.. B.M., ads c;okmty. MMho. troro pry elearrfi~+ed am
fafr~
C01fl1tN-IQFt1~ d; t!~ Cotner ~1>11Dr< tip ~, 3S. aQB tns asfa $erxiDrls 27 ~
34. ~ wltioft the K. cotrwr carrtmaet eo sreiQ Ssstla~ns 27 ead 9~ bears ~ 8t3.65'tiS"
w.s~, air ~, sow fiat imp ilte f~At. i~oitvr +~= f~e0ii+to;
5120.33 fdMrti ~~ i„° aaat fine tiftirs NE !. 06 saki Sootiort S4 Boutin 00'S9'ti9"West.
Tiwnca ntoSh 8erasns wart. X2.73 feet ea s palretof Currstwe;
~ ~ -tab iretabrp tna arc of s cue b ilf,e ~ said ewve f,avlrig a redit+e of
7~.ia tgstto Q r+gb atta0•iO~iG'. ar~d e ~ eta ~t~ Naeth 44•ot b~• west,
i~ ci:
Thenos fYgih 01.04'04' irttsR 42t.8i het b s print aee ifa egrlfl ire of send NE'Y. at
Section 34;
'i7Nnoe oor~rtulnp Nom Q1'Ort'04' Eaair, 45.73 iesR !e a pakti of+sun~adues;
Tha:-os 628.40 ln.t ` = tl» secs aF a anus to the .pd cueve f+riaring s racNuta of
~0 Oct >tieR, a aefls +n~{~ of 8Q t 7'd4•. ~d a br~p chord ~srind North 48.42.38" East,
Se2.2o Ifret b a pmt e~tanpo>naY.
TAetwtil- Stxdtt 8il"38"i2" East. +t3~i4 feat 1o s potK on ttw seat New of tho BE !~ of
~ SeoYon 2T;
Thence rlfoef8 add smst tMe sautit 00.2i'4t1• west. a06.T4 ewt >o me isOfA1T OP
e49AWMtf~l1'b. CAtlmlrtillQ 3b.1$ soe~ss, irloto ~ 1sas.
4816-1925-2485.3
EXHIBIT E
PHOTOS AND RENDERINGS
(SEE ATTACHED)
4816-1925-2485.3
CITY OF M61ttDQAN P'~:AlVrf WCi DLPARr7~'i<S?Al~ RBPOR2` PO![ 1~II; NFAR1Mt~ DtI~T$ OF NOVA 2i. X003
4816-1925-2485.3
Cl7Y O)P 1Vt3'AII)UW PLMIIiIIJO DEPl1RTMENI' S7AFP R~ORT ]a0R 7l1~ I~i!!l~fa DA'I8 0~+ NU'V~A x.5.2008
r,,.. r ,
4816-1925-2485.3
cmro>R ~stuaLw ~,~~txu~rv>a~r~~eenrr sry+r+~oaocr FoRrr<m ~nva ue~ oFxovs~mzs, Boa
.q
~..
4816-1925-2485.3
EXHIBIT F
LEGAL DESCRIPTION OF RETAIL TRACT
A PARCEL BEING LOCATED IN THE S ~: OF THE SE'/. OF SECTION 27, TOWNSHIP 4
NORTH, RANGE I WEST, BOISE MERIDIAN, ADA COUNTY, IDAHO,
AND MORE PARTICULARLY DESCRIBED AS FOLLOWS:
COMMENCING AT A BRASS CAP MONUMENT MARIONG THE SOUTHEAST
CORNER OF SAID SECTION 27, FROM WHICH A 5/8 INCH DIAMETER
IRON PIN MARI{ING THE SOUTHWEST CORNER OF SAID SE'/. BEARS
N 88°56'28" W A DISTANCE OF 2654.67 FEET;
THENCE N 88°56'28" W ALONG THE SOUTHERLY BOUNDARY OF SAID SE'/, A
DISTANCE OF 89.75 FEET TO A POINT;
THENCE LEAVING SAID SOUTHERLY BOUNDARY N 1°03'32" E A DISTANCE OF 36.00
FEET TO THE POINT OF BEGINNING;
THENCE N 88°56'28" W ALONG THE NORTHERLY RIGHT-OF-WAY OF W.
MCMILLLAN ROAD, SAID RIGHT-OF WAY BEING 36.00 FEET
NORTHERLY OF AND PARALLEL TO THE SOUTHERLY BOUNDARY
OF SAID SE '/., A DISTANCE OF 867.21 FEET TO A 5/8 INCH DIAMETER
IRON PIN;
THENCE LEAVING SAID NORTHERLY RIGHT-OF-WAY N 44°59'59" W A DISTANCE
OF 33.37FEET TO A 5/8 INCH DIAMETER IRON PIN;
THENCE A DISTANCE OF 43.07 FEET ALONG THE ARC OF A 143.00 FOOT RADIUS
NON TANGENT CURVE RIGHT, SAID CURVE HAVING A CENTRAL
ANGLE OF 17°15'30" AND A LONG CHORD BEARING N 2°29'54" W A
DISTANCE OF 42.91 FEET TO A 5/8 INCH DIAMETER IRON PIN;
THENCE A DISTANCE OF 47.62 FEET ALONG THE ARC OF A 326.50 FOOT RADIUS
CURVE LEFT, SAID CURVE HAVING A CENTRAL ANGLE OF 8°19'15"
AND A LONG CHORD BEARING N 1°59'41" E A DISTANCE OF 47.37 FEET
TO A 5/8 INCH DIAMETER IRON PIN;
THENCE A DISTANCE OF 157.10 FEET ALONG THE ARC OF A 457.00 FOOT RADIUS
CURVE LEFT, SAID CURVE HAVING A CENTRAL ANGLE OF 19°41'4T'
AND A LONG CHORD BEARING N 12°00'40" W A DISTANCE OF 156.33
FEET TO A 5/8 INCH DIAMETER IRON PIN;
THENCE N 21°51'34" W A DISTANCE OF 81.30 FEET TO A SB INCH DIAMETER IRON
PIN;
THENCE A DISTANCE OF 129.20 FEET ALONG THE ARC OF A 323.00 FOOT RADIUS
CURVE RIGHT, SAID CURVE HAVING A CENTRAL ANGLE OF 22°55'06"
4816-1925-2485.3
AND A LONG CHORD BEARING N 10°24'01" W A DISTANCE OF 128.34
FEET TO A 5/8 INCH DIAMETER IRON PIN;
THENCE N 1°03'32" E A DISTANCE OF 588.00 FEET TO A 518 INCH DIAMETER IRON
PIN;
THENCE A DISTANCE OF 163.78 FEET ALONG THE ARC OF A 307.00 FOOT RADIUS
CURVE LEFT, SAID CURVE HAVING A CENTRAL ANGLE OF 30°34'01"
AND A LONG CHORD BEARING N 14°13'28" W A DISTANCE OF 161.85
FEET TO A 5/8 INCH DIAMETER IRON PIN;
THENCE S 88°56'28" E A DISTANCE OF 434.84 FEET TO A 5/8 INCH DIAMETER IRON
PIN;
THENCE S 0°49'13" W A DISTANCE OF 112.27 FEET TO A 5/8 INCH DIAMETER IRON
PIN;
THENCE S 89°15'21" E A DISTANCE OF 622.75 FEET TO A 5/8 INCH DIAMETER IRON
PIN ON THE WESTERLY RIGHT-0F WAY OF N. TEN MII,E RD;
THENCE S 0°21'14" W ALONG SAID RIGHT-OF WAY BEING 46.0(1 FEET WESTERLY
OF AND PARALLEL TO THE EASTERLY BOUNDARY OF SAID SE'/4 A
DISTANCE OF 867.98 FEET TO A 5i8 INCH DIAMETER IRON PIN;
THENCE S 7°11'51" W ALONG SAID WESTERLY RIGHT-0F-WAY A DISTANCE OF
100.72 FEET TO A 5/8 INCH DIAMETER IRON PIN;
THENCE S 0°21'14" W ALONG SAID RIGHT-OF-WAY BEING 58.00 FEET WESTERLY
OF AND PARALLEL TO THE EASTERLY BOUNDARY OF SAID SE'/, A
DISTANCE OF 84.76 FEET TO A 5/$ INCH DIAMETER IRON PIN;
THENCE S 33°15'26" W ALONG SAID WESTERLY RIGHT-0F-WAY A DLSTANCE OF
57.62 FEET TO THE POINT OF BEGINNING.
THIS PARCEL CONTAINS 26.17 ACRES (1,139,781 SQUARE FEET}.
ERROR OF CLOSURE: ERROR NORTH: 0.00246
ERROR EAST: -0.00014
PRECISION: 1:1,756,556.00
4816-1925-2485.3
EXHIBIT G
PROPERTY BOUNDARY ADJUSTMENT PBA-0&013
(SEE ATTACHED)
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