HomeMy WebLinkAboutWilkins Ranch @ Lakes Sub CUPMIMpLejul
WILLIAM G. BERG, JR., City Clerk
JANICE L. SMITH, City Treasurer
GARY D. SMITH, P.E., City Engineer
BRUCE D. STUART, Water Works Supt.
JOHN T. SHAWCROFT, Waste Water Supt.
DENNIS J. SUMMERS, Parks Supt.
SHARI L. STILES, P & Z Administrator
KENNETH W. BOWERS, Fire Chief
W.L. "BILL" GORDON, Police Chief
WAYNE G. CROOKSTON, JR., Attorney
HUB OF TREASURE VALLEY
COUNCIL MEMBERS
A Good Place to Live
WALT W. MORROW, President
RONALD R. TOLSMA
OF MERIDIANGLENN
CHARLES M. ROUNTREE
BENTLEY
u"IT"Y'r
R.
33 EAST IDAHO
MERIDIAN, IDAHO 83642
P & Z COMMISSION
Phone (208) 888-4433 . FAX (208) 887-4813
JIM JOHNSON, Chairman
Public Works/Building Department (208) 887-2211
MALCOLM MACCOY
Legal Department (208) 884-4252
KEITH BORUP
MARK NELSON
BYRON SMITH
ROBERT D. CORRIE
Mayor
TRANSMITTAL TO AGENCIES FOR COMMENTS ON DEVELOPMENT PROJECTS
WITH THE CITY OF MERIDIAN
To insure that your comments and recommendations will be considered by the Meridian
Planning & Zoning Commission, please submit your comments and recommendations
to Meridian City Hall, Attn: Will Berg, City Clerk by: April 7, 1998 TRANSMITTAL
DATE: March 18. 1998 HEARING DATE: April 14 1998
REQUEST: Conditional Use Permit for a planned unit development - Wilkins Ranch
at the Lakes Subdivision NW'/4 Section 3, T.3N.,RAW.,
BY: Steiner Development LLC
LOCATION OF PROPERTY OR PROJECT: East of Blackcat/Ustick Intersection,
south of Ustick Road
JIM JOHNSON, P/Z
MALCOLM MACCOY, P/Z
MARK NELSON, PIZ
BYRON SMITH, P/Z
_KEITH BORUP, P/Z
_ROBERT CORRIE, MAYOR
RON ANDERSON, C/C
_CHARLIE ROUNTREE, C/C
_KEITH BIRD, C/C
GLENN BENTLEY, C/C
_WATER DEPARTMENT
SEWER DEPARTMENT
BUILDING DEPARTMENT
^_FIRE DEPARTMENT
_POLICE DEPARTMENT
_CITY ATTORNEY
_CITY ENGINEER
_CITY PLANNER
PARKS DEPARTMENT
CITY FILES
MERIDIAN SCHOOL DISTRICT
MERIDIAN POST OFFICE(PRELIM & FINAL PLAT)
ADA COUNTY HIGHWAY DISTRICT
ADA PLANNING ASSOCIATION
CENTRAL DISTRICT HEALTH
NAMPA MERIDIAN IRRIGATION DISTRICT
SETTLERS IRRIGATION DISTRICT
IDAHO POWER CO.(PRELIM & FINAL PLAT)
U.S. WEST(PRELIM & FINAL PLAT)
INTERMOUNTAIN GAS(PRELIM & FINAL PLAT)
BUREAU OF RECLAMAMON(PRELIM & FINAL PLAT)
IDAHO TRANSPORTATION DEPARTMENT
YOUR CONCISE REMARKS:
NOTICE OF HEARING
NOTICE IS HEREBY GIVEN pursuant to the Ordinances of the City of Meridian
and the Laws of the State of Idaho, that the City Council of the City of Meridian will hold
a public hearing at the Meridian City Hall, 33 East Idaho Street, Meridian, Idaho, at the
hour of 7:30 p.m. on September 15, 1998, for the purpose of reviewing and considering
the application of Steiner Development LLC for annexation and zoning of approximately
36.71 acres of land located in the NW %, Section 3, T.3N.,R.1W., Boise Meridian, Ada
County, Idaho, and which property is generally located east of the Black Cat/Ustick
intersection and south of Ustick Road. The application requests a zone R-4/P.U.D.
Further the applicant requests preliminary plat approval of the parcel of land
above described for 260 units of single family attached townhouses for Wilkins Ranch at
the Lakes Subdivision.
Further the applicant requests a conditional use permit for a planned unit
development.
A more particular description of the above property is on file in the City Clerk's
office at Meridian City Hall, 33 East Idaho Street, and is available for inspection during
regular business hours.
A copy of the application is available upon request. Any and all interested
persons shall be heard at said public hearing and the public is welcome and invited to
submit testimony.
DATED this 26th day of August, 1998. 1& �;
WILLIAM G. BERG, JR., CLERK
PUBLISH August 28 and September 2, 1998
% K TX CONF I RMf� 1 REPORT ** AS OF AUG 26 45 PAGE. 01
' . o
CITY OF MERIDIAN
DATE TIME TO/FROM MODE MIN/SEC PGS CMD# STATUS
03 08/26 16:44 208 888 1097 EC --S 00135" 001 195 OK
---------------------
NOTICE OF HEARING
NOTICE IS HEREBY GIVEN pursuant to the Ordinances of the City of Meridian
and the Laws of the State of Idaho, that the City Council of the City of Meridian will hold
a public hearing at the Meridian City Hall, 33 East Idaho Street, Meridian, Idaho, at the
hour of 7:30 p.m. on September 15, 1998, for the purpose of reviewing and considering
the application of Steiner Development LLC for annexation and zoning of approximately
36.71 acres of land located in the NW %, Section 3, T.3N.,R.1W., Boise Meridian, Ada
County, Idaho, and which property is generally located east of the Black Cat/Ustick
intersection and south of Ustick Road. The application requests a zone R-41P.U.D.
Further the applicant requests preliminary plat approval of the parcel of land
above described for 260 units of single family attached townhouses fbr Wilkins Ranch at
the Lakes Subdivision.
Further the applicant requests a conditional use permit for a planned unit
development.
A more particular description of the above property is on file in the City Clerk's
office at Meridian City Hall, 33 East Idaho Street, and is available for inspection during
regular business hours.
A copy of the application is available upon request. Any and all interested
persons shall be heard at said public hearing and the public is welcome and invited to
submit testimony.
DATED this 261h day of August, 1998.
WILLIAM G. BERG, JR., CTTY 6LERK
PUBLISH August 28 and September 2, 1998.
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t
NOTICE OF HEARING
NOTICE IS HEREBY GIVEN pursuant to the Ordinances of the City of Meridian
and the Laws of the State of Idaho, that the Planning and Zoning Commission of the
City of Meridian will hold a public hearing at the Meridian City Hall, 33 East Idaho
Street, Meridian, Idaho, at the hour of 7:00 p.m., on April 14, 1998, for the purpose of
reviewing and considering the application of Steiner Development LLC for a conditional
use permit for a planned unit development located in the NW %, Section 3,
T.3N.,R.1 W., Boise Meridian, Ada County, Idaho, and which property is generally
located east of the Blackcat/Ustick intersection and south of Ustick Road. The
Application requests a zone of R-4/P.U.D.
A more particular legal description of the above property is on file in the City
Clerk's office at Meridian City Hall, 33 East Idaho Street, and is available for inspection
during regular business hours.
A copy of the Application is available upon request. Any and all interested
persons shall be heard at said public hearing and the public is welcome and invited to
submit testimony.
Dated this 18th of March, 1998.
tr p F
WILLIAM G. BERG, JR., CIiERK
PUBLISH March 27 and April 3, 1998.
** TX CONFIRMATIu.<S REPORT * AS OF MAR 18 '9 3:21 PAGE.01
CITY OF MERIDIAN
DATE TIME TO/FROM MODE MIN/SEC PGS CMD# STATUS
16 03/18 08.20 208 888 1097 EC --S 00'32" 001 253 OK
---------------------------------
NOTICE OF HEARING
NOTICE IS HEREBY GIVEN pursuant to the Ordinances of the City of Meridian
and the Laws of the State of Idaho, that the Planning and Zoning Commission of the
City of Meridian will hold a public hearing at the Meridian City Hall, 33 East Idaho
Street, Meridian, Idaho, at the hour of 7:00 p.m., on April 14, 1998, for the purpose of
reviewing and considering the application of Steiner Development LLC for a conditional
use permit for a planned unit development located in the NW Y, Section 3,
T.3N.,R.1W., Boise Meridian, Ada County, Idaho, and which property is generally
located east of the Blackcat/Ustick intersection and south of Ustick Road. The
Application requests a zone of R-4/P.U.D.
A more particular legal description of the above property is on file in the City
Clerk's office at Meridian City Hall, 33 East Idaho Street, and is available for inspection
during regular business hours.
A copy of the Application is available upon request. Any and all interested
persons shall be heard at said public hearing and the public is welcome and invited to
submit testimony.
Dated this 18th of March, 1998.
'44KO--- --
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WILLIAM G. BERG, JR., CIYY MERK
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PUBLISH March 27 and April 3, 1998. `r.�`a&
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CITY OF MERIDIAN
APPLICATION FOR A CONDITIONAL USE PERMIT
NAME: Steiner Development L.L.C.PHONE: (208) 884-2076
ADDRESS: 2485 N. Ten Mile Road Meridian ID83642
GENERAL LOCATION: 51.88 ACRES WEST AND NORTHWEST OF THE LAKES AT CHERRY
-LANE #4.
DESCRIPTION OF PROPOSED CONDITIONAL USE:
ZONING CLASSFICIATION: R - 4
I certify that the ' orma o -contained herein is true and correct.
/0
Signature of Apoficant
Social Security Number
LEGAL NOTICE OF PUBLIC HEARING
Pursuant to established procedure, NOTICE IS HEREBY GIVEN that the Meridian Planning and
Zoning Commission will hold a Public Hearing in the Meridian City Hall on
at
is to consider a CONDITIONAL USE PERMIT submitted by
.m. The purpose of the Hearing
for the property generally described as located at
SUBDIVISION, BLOCK_, LOT TO
CONTENTS OF CONDITIONAL USE APPLICATION
Name, address and phone number of applicant;
Steiner Development, L.L.C.
2485 N. Ten Mile Road
Meridian ID 83642
(208) 884-2076
2. Name, address and phone number of owner of subject property;
Louis J. Steiner (15.17 acres) John and Ruth Wilkins (36.71 acres)
554 E. Bellevue Road 4085 W. Ustick Road
Atwater CA 95301 Meridian ID 83642
(209) 357-8761 (208) 888-2583
3. Legal description of property.
See attached two legal descriptions.
4. Proof of ownership of subject property (warranty deed) and notarized consent of property
owner;
See attached two warranty deeds and two notarized consents.
5. Description of existing use;
51.88 acres farmland.
6. Present use of subject property;
36.71 acres of active farmland with one single family residence
and 15.17 acres of former farmland.
7. Proposed use of subject property;
260 total single family detached and attached units; 118 single family, 35 custom
single family , 39 duplexes, 7 triplexes, 2 fourplex
8. The District (present zoning) that pertains to the subject property;
Rural Transitiom36.71 acres, R-4 15.17 acres.
9. 30 copies of a vicinity map at scale of 1" = 300';
attached.
10. Plan (35 copies) of proposed site (1" = 50') for conditional use showing buildings, parking
and loading areas, etc.
attached.
One 8-1/2 x 11 copy of site plan, elevations and list of construction materials for all
buildings.
Attached.
11. List of mailing address of all property owners within 300' of the external boundaries of the
land being considered.
Attached.
12. Characteristics of subject property which make a conditional use desirable;
Infill site next to existing city annexed land. Property is for single family living located
adjacent to a city owned golf course and proposed school site.
13. Total fee is $286.69. f 5.<, I I
Check is enclosed.
14. Statement that applicant or user of property agrees to pay any aditional sewer, water, or
trash fees or charges, if any, associated with the use.
Attached.
15. Application shall be verified by applicant stating contents have been read and all information
contained herein is true and correct.
Attached.
16. The property will be posted 1 week before the hearing stating they have applied for a
Conditional Use Permit or Zoning. There must be a signed affidavit that this will be done as
part of the application.
Attached.
I.
12955. Eagle Flight Way Boise, ID 83709 (208) 378 6387 ,Fax (208) 378-0025
i
PROJECT, 549121
DATE: March 10, 1998
DESCRIPTION FOR
WILKINS RANCH AT THE LAKES SUBDIVISION
A PORTION OF THE NORTHWEST QUARTER OF
SECTION 3
T.3N., R. 1W., B.M.
MERIDIAN, ADA COUNTY, IDAHO
A parcel of land being a portion of the Northwest Quarter of Section 3, T.3N., R. IW., B,M.,
Meridian, Ada County, Idaho and more particularly described as follows:
Beginning at a Brass cap marking the Northeast corner of the Northwest Quarter of Section 3,
T, 3N,, R. 1W., B,M., Meridian, Ada County, Idaho;
thence along the Easterly boundary of the said Northwest QST k R ad,ter of Section
saidi on outh 1
pin also.being
g1
West 48.00 feet to,an iron pin on the Southerly right-of-way of W. U
the REAL POINT OF BEGINNING;
continuing along said Easterly boundary, South
thence leaving said Southerly right-of-way, Northerly boundary of Th Lake At Cherry Lane No. 4
00°27'29" West 1,317.57 feet to an tion pm oof
, Idaho, in Book,74
Subdivision as filed for record in theloEfi o markinge of the dtile Southeast corner of the Northeast Quarter of Plats
at pages 7674 and 7675, said iron p
Northwest Quarter of said Section 3; '
thence leaving said Easterly boundary, and along the Northerly boundary of said The Lake At
Cherry Lane No. 4 Subdivision, North 89 18158" West 301.76 feet to an iron pin;
thence leaving said Northerly boundary, and along the Westerly boundary of said The Lake At
Cherry Lane No. 4 Subdivision, South 00110'18" West 269.69 feet to an iron pin;
g Y boundary, rtiI 85° 1 feet to an iron pin;
thence leaving said Westerl bounda No 0 18 West 136.33
thence North 60'40'15" West 164.39 feet to an iron pin;
thence North 79°02'15" West 6 1. 16 feet to an iron pin;
thence North 89°18'49" West 398.40 feet to an iron pin;
thence South 11°00142" East 399.24 feet to an iron pin;
thence South 61°49'13" West 165.37 feet to an iron pin;
thence North 42°43'29" West 283.07 feet to an iron pin; -
thence North 13°56'20" West 266,06 feet to, an iron pin;
thence North 08°16'07" West 125,42 feet to an iron pin;
Pacific Land Sur veyors, a division of POWER Engineers, Inc., an Idaho Corporation
thence North 05049'06" West 249.89 feet to an iron pin;
thence North 3
5°28'22" West 77.08 feet to an iron pm;.
thence North 42°31'18" West 70:53 feet town iron pin;
thence North 53°15'09" West 86.07 feet town iron pin;
thence North 5,6°28'32 West 79.07 feet to an iron pin;
thence North 63°13'16" West 65,34 feet to an iron pin;
thence North 78005129" West 71.13 feet to an iron pin;'
thence North 89023104" West 80.94 feet to an iron n ih a office of the Ada County Reco demarking the Southeast corner of r,l of
Block 13 of Ashford Greens Subdivisiorras filed for record
Boise, Idaho, in Book 73 of Plats at pages 7567, and 7568;
thence along the Easterly boundary of said Lot 1 of Block 13 of Ashford Greens Subdivision,'
North 00°36'56°East 115.00 feet to an iron pin on. the Southerly, right-of-way of W. Moon Lake Drive;
thence leaving said Easterly boundary and Southerly right -of --way, North 05°38'41" East 50.19
feet to an iron pin on the extended Northerly right-of-way of W, Moon Lake Drive;
thence leaving said extended Northerly right-of-way,,Nortlh 00036'56 East 110.00 feet to an iron
pin's
thence, South 89023'04" East 253.95 feet to an iron pin on the centerline of the Eight Mile
Lateral;
thence along said centerline of the Eight Mile Lateral the following courses and distances;
thence South 54°20'47" East 122;28 feet town iron pin;
thence South 6004847 East 50.10 feet to an -iron pin marking a point of curve;
thence along a curve to the right 161.36 feet, said curve having a central angle of 12°19'36", a
radius of 750.00 feet, tangents of 80.99 feet, and a long chord 61.04 feet bearing South hex tQuarter of the North west Quarter of
East to an iron pin on the Westerly boundary of the said NortQ
Section 3
thenceleaving said centerline, and along said Westerly boundary, North 00°32'59" East 786.97
feet to andiron pin on the said Southerly right-of-way of W. Ustick Road;
thence leaving said Westerly boundary, and along said Southerly right -of --way, South 89°10'38"
East 1314.26 feet to the point of beginning, comprising 51.88 acres, more or less.
PROJECT: 549121
DATE: March 11, 1998
1295 S. Eagle Flight Way Boise, ID 83709 (208) 378-6387 Fax (208) 378-0025
DESCRIPTION FOR
WILKINS PROPERTY
A PORTION OF THE NORTHEAST QUARTER F THE NORTHWEST QUARTER OF
CTION 3
T.3N., R. IW., B.M.
ADA COUNTY, IDAHO
A parcel of land being a portion of the Northeast Quarter of the Northwest Quarter of Section 3,
T.3N., RAW., B.M., Ada County, Idaho and more particularly described as follows:
Beginning at a Brass cap marking the Northeast corner of the Northwest Quarter of Section 3,
T.3N., R. IW., B.M., Ada County, Idaho;
outh
thence along the Easterly boundary
of the said Way of W. orthwest IIstick Road, aid Sectionuarter of on pin O'I
so being
West 48.00 feet to an iron pin on the So y g
ht -
the REAL POINT OF BEGINNING;
thence leaving said Southerly right-of-way, and continuing along said Easterly boundary, South
00°27'29" West 1,317.57 feet to an iron pin on the Northerly boundary of The Lake At Cherry Lane No. 4
Subdivision as filed for record intheheri `th o markingof the da County Recorder, Boise, Idaho, in Book 74 of the Southeast corner of the Northeast Quarter of bets
at pages 7674 and 7675, said ironp
Northwest Quarter of said Section 3;
thence leaving said Easterly boundary, and along the Northerly boundary of said The Lake At
Cherry Lane No. 4 Subdivision, said Northerly
aboundary
on 3, North 89°18'S8o West 8 b� 83dfeet to a poinary of the itdon
Northeast Quarter of the Northwest Qrter of Sect
the centerline of the Eight Mile Lateral;
thence leaving said Southerly boundary, and along said centerline of the Eight Mile Lateral the
following courses and distances;
thence North 35°37'17" West 89.76 feet to a point;
thence North 38°08'17" West 153.90 feet to a point;
thence North 43°13'23" West 408.30 feet to a point marking a point of curve;
thence along a curve
tso the47 feet, and a long chord of 68.88 feet bearing -North 45°51 68.90 feet, said curve having a central angle of 918" West
radius of 750.00 feet, tangents
to a point on the Westerly boundary of the said Northeast Quarter of the Northwest Quarter of Section 3 ;
thence leaving said centerline, and along said Westerly boundary, North 00°32'59" East 786.97
feet to an iron pin on the said Southerly right-of-way of W. Ustick Road;
thence leaving said Westerly boundary, and along said Southerly right-of-way, South 89°10'38"
East 1314.26 feet to the point of beginning, comprising 36.71 acres, more or less.
Pacific Land Surveyors. a division oC POWER Engineers, Inc.. an Idaho Corporation
SUBJECT TO:
All existing easements and road rights-of-way of record or appearing on the above-described
parcel of land.
Prepared by:
Pacific Land Surveyors
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jreiadter referred to as Grans, entreat u
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the (Wivow d WOMItes. W*lt
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Te HAVE AND TO HOLT! f" slid pteaises, tt*b cbmt �R�M,prc U mn 4e -tw rivintre. his hti.�
tSBvemnt to "A wit% the felted that (wantnr i%
and a&%jeng fortm, /dad INC raid Graotae do" ht*dry i�ra ttre fttlr lrnttl aA e►oc>tmslYtasYt� ��'� nhsrnt
Fbe mmet is !ee pk a! at►ad ;that Bifid Qre
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*ad WWA*Menta, arA empt ITs. raw teaatvatiR++t�, teNrkti<+t�, ts",M. rota nt rercxd, tmd
eaenteuftx eiia"hle aptm the pr,entistla, and that ('�raernr wnU warrant and tltfetfd the 4amr hnrt+ ifq clffmf�
whfataoem.
Dated: Apr 141 1997•
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P.01
MAR -10-1998 16:19 STEINER DEVELOPMENT
RECORD OWNER AFFIDAVIT
I, Louis J. Steiner. do hereby certify that I am the record owners of the land dwribed as
"Wilkins Ranch at The Lakes" (15.17 acres toned R-4) in an application for Preliminary Plat
and Annexation being submitted to the City of Meridian for consideration_
Dated this /0 day of
ey:
ouis J. Sterner
STATE OF CALIFORNIA )
) SS.
County of Merced
N THISd day of CC VG V ` ,9 � rbefom me a notary public in
O
.pS J Src"
arm far said State personally appeared .Qil known to m® to
end acknowledged to
be the P® ns whose name is subscribed to the within instrument,
me that bt, f executed the same.
IN WITNESS WHEREOF, I have hereunto set my hand and eiTixbd MY official seat the day
and year first written above.
My Notary Commission Expires
( 710/0 b —. 19—
My Na+a>Zr
800 Expires d 119—
Notary
19®
Notary Pubfto for Caliifomia
Residing at 'M G California
David Bakken
QCOMM. #1020700 //��
NOTARYPUBUC OALIFORNIX)
MERCEo COUNTY 0
Gomm. E'*trm MWCh 20. lob"
TOTAL P.01
RECORD OWNER AFFIDAVIT
We, John and Ruth Wilkins, do hereby certify that we are the record owners of the land
described as "Wilkins Ranch at The Lakes" (36.71 acres zoned R -T) in an application for
Preliminary Plat and Annexation being submitted to the City of Meridian for consideration.
Dated this /c- day of - ��% f 19
By:
John Wilkins y
R th Wilkins
STATE OF IDAHO)
) SS.
County of Ada )
ON THISr -? day of .j l� Gi'LCti , 1; before me a notary public in
_ C_ _ _
ed
and for said State, personally appeaknown rto me t i be the persons who eI name is subscribed to
the within instrument, and acknowledged to me that
executed the same.
IN WITNESS WHEREOF, I have hereunto set my hand and affixed my official seal the day
and year first written above.
My Notary Commission Expires 4 101 d
My Notary Bond Expires
Notary Public for Idaho
Residing at.� 1� , Idaho
MANUFACTURERS AND COLOR CHARTS
Stucco and Siding colors - Body:
#1 #2 #3 #4
Blue Grey Oatmeal Santava Chablis
Overhang and Fascia: White
Roofing: Brand Iko
Style Cambridge Ultra Shadow
Color Charcoal Grey
Outside: Stucco or Siding
Stucco Lahabra Stucco
Siding Weyerhauser Y2 Cottage Cap Siding
Brick Accent on Certain Plans: Mutual Material
#1 #2 #3 #4
Canyon Mist Old Town Used Chateau Ashlund
SRI
�3rii
fit;_ ��,
MANUFACTURERS AND COLOR CHARTS
Stucco and Siding colors - Body:
#1 #2 #3 #4
Blue Grey Oatmeal Santava Chablis
Overhang and Fascia: White
Roofing: Brand Iko
Style Cambridge Ultra Shadow
Color Charcoal Grey
Outside: Stucco or Siding
Stucco Lahabra Stucco
Siding Weyerhauser Y2 Cottage Cap Siding
Brick Accent on Certain Plans: Mutual Material
#1 #2 #3 #4
Canyon Mist Old Town Used Chateau Ashlund
I, Doug Campbell, an agent of Steiner Development, L.L.C, do verify that the information
contained herein is true and correct.
OPTION TO BUY AFFIDAVIT
PRELIMINARY PLAT/ANNEXATION REQUEST AFFIDAVIT
POSTING AFFIDAVIT
I, Doug Campbell, an agent of Steiner Development, L.L.C. do hereby certify that Steiner
Development, L.L.C. has an option to buy from the record owner of the land described as
"Wilkins Ranch" in an application for Annexation and Preliminary Plat being submitted to the
City of Meridian for consideration.
I further state that I hereby officially request an annexation of said property by the City of
Meridian, Idaho.
In addition, I hereby state and certify that the subject property will be
poste the Cone ity of
eek
before the public hearing stating that theabove-mentioned app
Meridian have been made.
Dated this �ffday of , 1998
By:
Do Cam ell
STATE OF IDAHO
) SS.
County of Ada
ON THIS q day of /%� P 19q_g before me a notary public in and for
said State, personally appeared �'z'�'�%a iob��, known to me to be the
person whose name is subscribed to the within instrument, and acknowledged to me that
executed the same.
IN WITNESS WHEREOF, I have hereunto set my hand and affixed my official seal the day
and year first above written.
My Notary Commission Expires
My Notary Bond Expires
19_
Notary Pu a o
Idaho
Residing at?'�� �'' ,
ASSOCIATED EARTH SCIENCES I '",
:510LOGY GEOLOGYRESOURCEINEERING - PLANNING ANIL SURVEYS - SOILD SITE INVESTIGATIONS ND i. "`''CITY
4696 Overlaid Rd., Suite 516 Boise, Idaho 83705
October 31, 1997
Keith Jacobs, PE
Pacific Land Surveyors
290 N. Maple Grove Rd.
Boise, ID 83704
(208) 336-8661
RECEIVED
NOV 0 5 1997
PLS
Dear Keith:
This report pertains to soil physical properties and internal soil drainage conditions found
on the Wilkins property located in the NENW of Section 3, T3N, R1W, BM, Ada County. Test
holes were examined at five locations where retentionoponds may be ion of each lacare attached. Field notes for the
test holes and a plat map showing the approximate
Test hole No. 1 (TH1) representing the area for a retention pond just south of the farmstead,
currently has free water (water table) at an 80 depth, is saturated to within 70" of the ground
surface, and was very moist below 52". Iappear
hew rs thatound during the peak of the irrigation season,
the water table would rise to within 5 of g
Test holes No. 2, 3, and 4 (TH2-4) are located along the drain ditch that crosses the
property. Free water (water table) currently ranged from 67" to 82" below the ground surface
in the three pits, they were saturated below depths of 48", 66" and 37", respectively. Mottled
d 18" indicate very high water tables during the
and gleyed colors below depths of 11", 16" an
peak irrigation season.
Test hole No. 5 (TH5) located adjacent to 8 -mile lateral, currently has free water (water
table) at 113" , is saturated below 110", and is very moist below 80". Fluctuating water table
appears to rise to about 80in the area represented by this test hole. The non -fractured strongly
cemented hardpan (35-80" depth) could perch water above it, if over irrigation occurs.
If you have questions about this report, or if I can be of further assistance, please call me
at (208) 336-8661, office; or (208) 375-7565, home.
Sincerely,
Glen H. Logan
Certified Professional Soil Scientist
i
AES
Soil Evalui-. ?_,ohs
Evaluation Date 10/28/97
'.-ed by Keith Jacobs for Wilkins Property Phone (208) 378-6385
Address 290 N Maple Grove Rd.
City Boise State Idaho Zip Code 83704
Lot Size Bedrooms ----- Parcel See attached plat
Legal Description Part of NENW of Section 3 T3N RIW BM.._Ada Count
Slope0-2% Evaluated By Glen H Logan, CPSS
Additional into:
TH1 - 80" to free water (water table), saturated below 70", very moist below 52". Fluctuating water table appears to rise within
52" of the ground surface during the peak irrigation season.
TH2 - 67 to free water (water table), saturated below 48", field capacity below 35". Fluctuating water table appears to rise
within 11" of the ground surface during the peak of irrigation season.
TH3 - 82" to free water (water table), saturated below 66", very moist below 16". Fluctuating water table appears to rise within
16" of the ground surface during the peak of irrigation season.
Pit TH2
Pit TH3
Pit TH 1
0-11"
Silty clay loam (30%
0-16"
Silty clay loam (30%
C), 10YR 3/3, many
0-15"
Silt loam (25% C),
IOYR 3/4, common
C), IOYR 3/4, many
fine and common
fine and common
fine roots.
medium and coarse
medium and coarse
15-24"
Sandy loam (15% C),
roots.
roots.
IOYR 5/8, few fine
11-35"
Silt loam (20% C),
16-48"
Silt loam (20% C),
roots.
IOYR 3/4 matrix,
2.5Y 4/4 matrix,
24-52"
Weakly cemented
5YR 5/8 mottles, few
5YR 5/8 mottles,
common fine and
pan, fractured, few
fine and medium
few medium and
fine roots.
roots.
coarse roots.
52-72"
Loamy coarse sand
35-48"
Extremely gravelly
silty clay loam (30%
48-66"
Silt loam (20% C),
(<5% C), IOYR 4/3,
C), IOYR 4/4 matrix,
IOYR 4/4 matrix,
no roots.
5YR 5/8 mottles, no
5YR 5/8 mottles, no
72-77"
Weakly cemented
roots.
roots.
pan, IOYR 4/3, very
compact, 'no roots.
48-84"
Extremely gravelly
66-96"
e coarse Bandry l loamy C),
loamy medium sand
77-91"
Very gravelly loamy
(<5% C), variegated
variegated color,
mottled and gleyed,
medium sand (5% C),
color, mottled and
loose, variegated
gleyed, no roots.
no roots.
color, no roots.
Additional into:
TH1 - 80" to free water (water table), saturated below 70", very moist below 52". Fluctuating water table appears to rise within
52" of the ground surface during the peak irrigation season.
TH2 - 67 to free water (water table), saturated below 48", field capacity below 35". Fluctuating water table appears to rise
within 11" of the ground surface during the peak of irrigation season.
TH3 - 82" to free water (water table), saturated below 66", very moist below 16". Fluctuating water table appears to rise within
16" of the ground surface during the peak of irrigation season.
AES
Soil Evaluation
Requested by Keith Jacobs for Wilkins Proper
Evaluation Date 10/28/97
Phone (208) 378-6385
Address 290 N. Ma le Grove Rd.
Boise
Idaho Zip Code 83704
City State _
Lot Size -----
Bedrooms ----- Parcel See attached lat
p
Legal Description Part of NENW of Section 3 T3N R1W BM Ada Count
Slope 0-?%
_ Evaluated By
Glen
H Logan, CPSS
Pit TH4
Pit TH5
0-18"
Silt loam (20% C),
0-12"
Silt loam (20% C),
IOYR 3/4, many fine
IOYR 3/3, many fine
and common medium
roots.
and coarse roots.
12-35"
Silty clay loam (30%
18-36"
Silt loam (25% C),
C), 10YR 4/4, very
weakly cemented,
2.5Y 4/4 matrix, 5YR
5/8 mottles, common
few fine roots.
fine and few medium
35-80"
Strongly cemented
roots.
hardpan, non
36-48"
Gravelly silt loam
fractured, no roots.
(25% C), 2.5Y 4/4
matrix, 5YR 5/8
80-98"
Sandy loam (15% C),
mottles, few fine
7.5YR 4/4, no roots.
roots.
98-120"
Very gravelly loamy
48-67"
Very gravelly sandy
coarse sand (5% C),
clay loam (25% C),
variegated color, no
7.5YR 4/4, no roots.
roots.
67-96" Very gravelly coarse
sand (0% C),
variegated color,
mottled and gleyed,
no roots.
TH4 - 82" to free water (water table), saturated below 36", moist below 18". Fluctuating water table appears to rise within
18 of the ground surface during the peak irrigation season.
TH5 - 113" to free water (water table), saturated below 110". Fluctuating water table appears to rise within 80" of the ground
surface during the peak of irrigation season.
I, Doug Campbell, an agent of Steiner Devnt, a pplicant agree to pay any additional
sewer, water, or trash fees or charges, if ny C
i d with the use of this property.
G
Doug Campbell
1295 S. Eagle Fligljt Way Boise, ID 83769 (208) 378-6387 Fax (208) 378-0025 ('
PROJECT: 549121,
DATE: March 11, 1998.
DESCRIPTION FOR
WILKINSPROPERTY
A PORTION OF THE NORTHEAST QUARTER OF, THE NORTHWEST QUARTER OF
SECTION 3
T. 3N,, R. IW., B.M.
ADA COUNTY, IDAHO
A parcel of land being a portion of the Northeast Quarter of the Northwest Quarter of Section 3,
T.3N., R. 1W., B.M., Ada County, Idaho and more particularly described as follows:
Beginning at a Brass cap marking the Northeast corner of the Northwest Quarter of Section 3,
T.3N., R. IW., B.M., Ada County, Idaho;
thence along the Easterly boundary of the said Northwest Qsti k R ad,Section
iron pin alOso being"
West 48.00 feet to an iron pin on the Southerly right -of way o
the REAL POINT OF BEGINNING;
thence leaving said Southerly right-of-way, and continuing along said Easterly boundary, i Lake At Cherry Lane South
4
00°27'29" West 1,317.57 feet to an iron pin on the Northerly boundary
Subdivision as filed for record in, office of the Ada County Recorder, Boise, Idaho, in Book 74 of Plats
at pages 7674 and 7675, said iron pin also marking the Southeast corner of the Northeast Quarter of the
Northwest Quarter of said Section 3;
thence leaving said Easterly boundary, and along the Northerly boundary of said The Lake At
Cherry Lane No. 4Subdivision, said Northerly boundary also eg9°18'S8'g the Southerly
West 8 34.83aary Of
feet : to the
point
Northeast Quarter of the Northwest Quarter of Section 3, No
rth the centerline of the Eight Mile Lateral;
thence leaving said Southerly boundary, and along said centerline of the Eight Mile Lateral the
following courses and distances;
thence North 35°3717 West 89.76 feet to a point;
thence North 38'08'17" West 153.90 feet to a point;
thence North 43013'23" West 40,8.30 feet to a point marking a point of curve;
'thence along a curve to the left 68.90 "feet, said havingcurve 88 f et bearing North 45551918a West
radius of 750.00 feet, tangents of 34.47 feet, and a long fiord of
to a point on the Westerly boundary of the said Northeast Quarter of the Northwest Quarter of Section 3;
thence leaving said centerline, and along said Westerly boundary, North 00°32'59" East 786.97
feet to an pin the said Southerly right-of-way of W. Ustick Road;
thence leaving said Westerly boundary, and along said Southerly right-of-way, South 89110'38°
East 1314.26 feet to the point of beginning, comprising 36.71 acres, more or, less.
Pacific Land Surveyors, a division of POWER Engineers, Inc., an Idaho Corporation
i
1295 S. Eagle'Flight Way Boise, ID 83709 (208) 378 6387 Fax (208) 378 0025
PROJECT: 549.121
DATE: March 10, 1998
DESCRIPTION FOR
CH AT THE LAKES SUBDIVISION
W11,KINS RAN F
A PORTION OF THE NORTHWEST QUARTER OF
SECTION 3
T,3N., R. 1W., B.M.
MERIDIAN, ADA COUNTY, IDAHO
A parcel of land being a portion of the Northwest Quarter of Section 3; T.3N., R.1W., B.M.,
Meridian, Ada County, Idahoand more particularly described as follows:
Beginning at a Brass cap,marking the Northeast corner of the Northwest Quarter of Section 3,
T. 3N., R. 1W., B•M•, Meridian, Ada County, Idaho;
of the said Northwest
thence along the Easterly boundary st Quarter of Section 3, South 00°27'29"
West 48.00 feet to an iron pin on the Southerly right-of-way of W: Ustick Road, said iron pin also being
the REAL POINT OF BEGINNING',
thence leaving said Southerly right-of-way, and continuing along said Easterly boundary, South
iron pin on the Northerly boundary of The Lake At Cherry Lane No, 4
00027'29" West 1,317, 57 feet to ana County Recorder, Boise,
Subdivision as filed for record in the office of the tile Southeast corner of the Northeast Quarter of 'Plats
at pages 7674 and 7675, said iron pin also markingg
Northwest Quarter of said Section 3;
thence leaving said Easterly boundary, and along the Northerly' boundary of said The Lake At
89018158"West 301.76 feet to an iron pin
Cherry Lane No. 4 Subdivision, North;
thence leaving said Northerlyboundary, and along the Westerly boundary of said The Lake At
uth 00 3018 West 269.69 feet to an iron pin;
Cherry Lane No. 4 Subdivision, So
hence leaving said Westerly boundary, North 85°10'18" West 136.33 feet to an iron pin;
thence North 60°40'15" West 164.39 feet to an iron pin;
thence North 79°02' 15" West 61.16 feet to an iron pin;
thence North 89018149" West 398.40 feet to an iron pin;
thence South 11°00142" East 399.24 feet to an iron pin;
thence South, 61°49'13" West 165.37 feet to an iron pin;
West 283.07 feet to an iron pin;
hence North 42043129"
thence North 13056'20" West 266.06 feet to an iron pin;
thence North 08116'07" West 125.42 feet to an iron pin;
Pacific Land Surveyors, a division of POWER Engineers; Inc,; an Idaho Corporation -
thence North 05°49'06" West 249.89 feet to an iron pin;
West 77.08 feet to an iron pin;
thence North 35°28'22"
i
thence North 42°31' 18" West 70.53 feet to an iron pin;
thence North 53°15'09" West 86.07 feetto an iron pin;
thence North 56628132" West 79.07 feet to an iron pin; ,
thence North 63013116" West 65.34 feet to an iron pin;
thence North 78605129 West 71:13 feet to an iron pin;
as
thence North 89023'04" West 80.94 feet to an iron pin marking f the Ada County Recorder, the Southe t corner of Lot l ,of
Block 13 of Ashford Greens' Subdivision as filed for record in the office
Borne; Idaho, in Book 73 of Plats at'pages 7567 and 7568;
thence along the Easterly boundary of said L 1, of Block
l cki13 offAshforway d Greens S bdivisake I ion,
North 00°36'56° East 115.00 'feet to an iron pin on theY
thence leaving said Easterly boundary and Southerly right-of-way, wayy,,e Drive;h,05°38'41" East 50.19
feet to an ironpin on the extended Northerly right-of-way of W. M
ght-of-way, North 00136'56" East 110.00 feet to an iron
thence leaving said extended Northerly ri
Pini
"East 253.95 feet to an iron pin on the centerline of the Eight Mile
thence South 89123'04"
Lateral;
thence along said,centerline of the Eight Mile Lateral the following courses and distances,
the South 54°20'47" East 122.28 feet to an iron pin;
thenceSouth 60°48'47" East 50.10 feet to an iron pin marking a point of curve;
thence along a curve to the right 161.36 feet; said curve 161104 feet bearing South 5"4°38 59" ng a central angle of a
radius of 750.00 feet, tangents of 8099 feet, and a long chord of 1
East s f iron pin on the Westerly boundary of the said Northeast Quarter of the Northwest Quarter of
Section 3;
thence leavingsaid centerline, and,along said Westerly boundary, North 00132'59" East 786.97
feet to an iron pin on the said Southerly right-of-way of W. Ustick Road;
iesterlyboundary, and along said Southerly right-of-way, South 89°10'38"
thence leavng said W
East 13`14.26 feet to the point of beginning, comprising 51.88 acres, more or less,
RECORD OWNER AFFIDAVIT
We, John and Ruth Wilkins, do hereby certify that we are the 36.71 acres zoned RrT) in an application d owners of the f or
described as "Wilkins Ranch at The Lake
Preliminary Plat and Annexation being submitted to the City of Meridian for consideration.
Dated this /r, day of /��a � 19
By. z
John Wilkins
By: ✓ t_____
Ruth Wilkins
STATE OF IDAHO)
) SS.
County of Ada )
ON THIS %C_ day of } _i tC �'
jq'L; before me a notary public in
and for said State, personally appeared -� CY 1�1 `� +��U�I i « �� and
known to me to be the persons whose nameis d the sameed.to
the within instrument, and acknowledged to me that
IN WITNESS WHEREOF, I have hereunto set my hand and affixed my official seal the day
and year first written above.
My Notary Commission Expires
My Notary Bond Expires
Notary Public for Idaho
Residing at - ► �' , Idaho
MAR -10-1999 16:19 STEINER DEOELOPMENT
RECORD OWNER AFFIDAVIT
I, Louis J. Steiner, do hereby certify that I am the record owners of the land described as
Wilkins Ranch at The Lakes" (15.17 acres Zoned R-4) in an application for Preliminary Plot
and Annexation being submitted to the City of Meridian for consideration.
Dated this 1 t/ day of _ f�ljGl� — .�
By:
ouis J. Steiner
STATE OF CAUFORNIA )
) SS.
County of Merced )
ON THIS _ L — day of C( VG before me a notary public in
and for said State, personally appeared known to me to
be the Pe ns whose name is subscribed to the within instrument, and acknowledged to
me that K / executed the same.
IN WITNESS WHEREOF, 1 have hereunto set my hand and affixed my Official seat the day
and year first written above.
My Notary Commission Expires
/-Z-O-I�t b ,
My Notary Bond Expires
t
19
19_
Notary Public for Cardomia
Residing at 04"1Gl� Gt . California
David Bakken
V Cpmm. #1020700 /
Q NOTARY PIlBUC CA"F —A )
NEApEo COUNTY n
Gomm. e4ow Mwoh 20.18981
P.01
TOTAL P.01
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IN:
1.,
WR
BEFORE THE MERIDIAN CITY COUNCIL
C/C 09-05-00
IN THE MATTER OF THE )
Case No. AZ -00-016
APPLICATION OF STEINER )
FINDINGS OF FACT AND
DEVELOPMENT, LLC, THE )
CONCLUSIONS OF LAW AND
APPLICATION FOR )
ANNEXATION AND ZONING )
DECISION AND ORDER
OF 10.19 ACRES FOR WILICINS )
GRANTING APPLICATION
RANCH VILLAGE )
FOR ANNEXATION AND
SUBDIVISION, LOCATED )
ZONING
SOUTH OF USTICK ROAD )
AND EAST OF BLACK CAT )
ROAD, MERIDIAN, IDAHO )
The above entitled annexation and zoning application having come on for
public hearing on August 15, 2000 and continued until September 5, 2000, at the
hour of 7:30 p.m., at the August 15, 2000 meeting Shari Stiles, Planning and Zoning
Administrator, appeared and testified, and appearing on behalf of the Applicant was
Steve Arnold of Briggs Engineering, Inc., and no one appeared in opposition, and at
the September 5, 2000 meeting Shari Stiles, Planning and Zoning Administrator,
FINDINGS OF FACT ORDER GRANT NG APPLICATION 1
AND DECISION AND
FOR ANNEXATION AND ZONING/
BY STEINER DEVELOPMENT, LLC. /
WILIGNS RANCH VILLAGE PUD (AZ -00-016)
appeared and testified, and appearing and testifying on behalf of the applicant was
Steve Arnold of Briggs Engineering, Inc., and no one appeared and testified in
opposition, and the City Council having duly considered the evidence and the record
in this matter therefore makes the following Findings of Fact and Conclusions of
Law, and Decision and Order:
FINDINGS OF FACT
1. The notice of public hearing on the application for armexation and
zoning was published for two (2) consecutive weeks prior to said public hearing
scheduled for August 15, 2000, before the City Council, the first publication
appearing and written notice having been mailed to property owners or purchasers of
record within three hundred feet (300') of the external boundaries of the property
under consideration more than fifteen (15) days prior to said hearing and with the
notice of public hearing having been posted upon the property under consideration
more than one .week before said hearing; and that copies of all notices were made
available to newspaper, radio and television stations as public service announcements;
and the matter having been duly considered by the City Council at the August 15,
2000, public hearing; and the applicant, affected property owners, and government
subdivisions providing services within the planning jurisdiction of the City of
Meridian, having been given full opportunity to express comments and submit
FINDINGS OF FACT AND CONCLUSIONS OF LAW - Page 2
AND DECISION AND ORDER GRANTING APPLICATION
FOR ANNEXATION AND ZONING/
BY STEINER DEVELOPMENT, LLC. /
WILICINS RANCH VILLAGE PUD (AZ -00-016)
evidence.
2. There has been compliance with all notice and hearing requirements set
forth in Idaho Code §§ 67-6509 and 67-6511, and Meridian City Code §§ 11-15-5
and 11-16-1.
3. The City Council takes judicial notice of its zoning, subdivision and
development ordinances codified at Titles 11 and 12, Meridian City Code, and all
current zoning maps thereof, and the Comprehensive Plan of the City of Meridian
adopted December 21, 1993, Ordinance No. 629, January 4,1994, and maps and the
ordinance establishing the Impact Area Boundary.
4. The property which is the subject to the application for annexation and
zoning is described in the application, and by this reference is incorporated herein as
if set forth in full.
5. The property is approximately 10. 19 acres in size and is located south of
Ustick Road and east of Black Cat Road. The property is designated as Wilkins
Ranch.
6. The owner of record of the subject property is Louis J. Steiner , of
Atwater, California.
7. Applicant is Steiner Development, LLC, of Atwater, California 95301.
8. The property is presently zoned by Ada County as R -T, and consists of
FINDINGS OF FACT AND CONCLUSIONS OF LAW - Page 3
AND DECISION AND ORDER GRANTING APPLICATION
FOR ANNEXATION AND ZONING/
BY STEINER DEVELOPMENT, LLC. /
WILIGNS RANCH VILLAGE PUD (AZ -00-016)
a single-family residence and agricultural uses.
9. The Applicant had requested the property be zoned R-4, but has
changed that request to R-8.
10. The subject property is bordered to the north by Ada County land
zoned R -T, and a school site and city limits of the City of Meridian are adjacent and
abut to the east of the subject property.
11. The property which is the subject of this application is within the Area
of Impact of the City of Meridian.
12. The entire parcel of the property is included within the Meridian Urban
Service Planning Area as defined in the Meridian Comprehensive Plan.
13. The Applicant proposes to develop the subject property in the following
manner: 48 -Lot Planned Single -Family Development.
14, The Applicant requests zoning of the subject real property as R-8 which
is consistent with the Meridian Comprehensive Plan Generalized Land Use Map
which designates the subject property as Single Family Residential.
15. There are no significant or scenic features of major importance that
affect the consideration of this application.
16. Giving due consideration to the comment received from the
governmental subdivisions providing services in the City of Meridian planning
FINDINGS OF FACT AND CONCLUSIONS OF LAW - Page 4
AND DECISION AND ORDER GRANTING APPLICATION
FOR ANNEXATION AND ZONING/
BY STEINER DEVELOPMENT, LLC. /
WILIGNS RANCH VILLAGE PUD (AZ -00-016)
jurisdiction, public facilities and services required by the proposed development will
not impose expense upon the public if the following conditions of development are
imposed:
Adopt the Recommendation of Planning and Zoning Staff as follows:
16.1 All irrigation ditches, laterals or canals, exclusive of natural waterways,
intersecting, crossing or lying adjacent and contiguous to the area being
subdivided shall be tiled per City Ordinance 12-4-13. The ditches to be
piped shall be shown on the site plans. Plans shall be approved by the
appropriate irrigation/drainage district, or lateral users association, with
written confirmation of said approval submitted to the Public Works
Department. No variances have been requested for tiling of any ditches
crossing this project.
16.2 Any existing domestic wells and/or septic systems within this project
shall be removed from their domestic service per City Ordinance
Sections 9-1-4 and 9-4-8. Wells may be used for Aon -domestic purposes
such as landscape irrigation.
16.3 Five -foot -wide sidewalks and pedestrian walkways shall be provided in
accordance with City Ordinance Section 12-5-2..K.
16.4 Any conditions attached to a Final Development Plan for Planned
Development projects run with the land and shall not lapse or be waived
as the result of any subsequent change in tenancy or ownership.
16.5 The application indicates the current use of the property is agricultural
and residential and that one existing home and an accessory building
occupy the parcel. In fact, the property also contains an illegal mobile
structure that is being used for office space by the developer. The
mobile building is not an approved use in the proposed R-4 zone, and a
condition shall be placed on the applicant that the mobile building be
removed prior to passage of an annexation ordinance.
16.6 The City has been experiencing problems with pedestrian walkways
FINDINGS OF FACT AND CONCLUSIONS OF LAW - Page 5
AND DECISION AND ORDER GRANTING APPLICATION
FOR ANNEXATION AND ZONING/
BY STEINER DEVELOPMENT, LLC. /
WILIQNS RANCH VILLAGE PUD (AZ -00-016)
throughout the City. As a condition of annexation, the developer shall
be required to construct the walkway and three -foot -high fencing on
each side of the common lot. The developer shall also be required to
place a deed restriction on Lots 8 and 10, Block 2, to prohibit the
construction of any fencing higher than three feet on the sides adjacent
to the pedestrian walkway lot.
16.7 A Development Agreement shall be required as a condition of
annexation.
Adopt the Recommendation of the Ada County Highway District as follows:
16.8 Dedicate 48 -feet of right-of-way from the centerline of Usticic Road
abutting the parcel by means of recordation of a final subdivision plat or
execution of a warranty deed prior to issuance of a building permit (or
other required permits), whichever occurs first. Allow up to 30 business
days to process the right-of-way dedication after receipt of all requested
material. The owner shall be compensated for all right-of-way dedicated
as an addition to existing right-of-way from available impact fee
revenues in this benefit zone, if the owner submits a letter of application
to the impact fee administrator prior to breaking ground, in accordance
with Section 15 of ACID Ordinance # 193.
16.9 Construct a 5 -foot -wide concrete sidewalk on Usticic Road abutting the
entire parcel, located 2 feet within the new right-of-way line.
Coordinate the location and elevation of the sidewalk with District staff.
16.10 Construct a center turn lane on Ustick Road for the Wilkins
Way/Ustick Road Intersection. The turn lane shall be constructed to
provide a minimum of 100 feet of storage with shadow tapers for both
the approach and departure directions. Coordinate the design of the
turn lane with District staff.
16.11 Construct all public roads within the subdivision as 36 -foot street
sections with curb, gutter, and 5 -foot -wide concrete sidewalks within 50
feet of right-of-way.
16.12 The proposed knuckles located at the north and south end of Sagefire
FINDINGS OF FACT AND CONCLUSIONS OF LAW - Page 6
AND DECISION AND ORDER GRANTING APPLICATION
FOR ANNEXATION .AND ZONING/
BY STEINER DEVELOPMENT, LLC. /
WILKINS RANCH VILLAGE PUD (AZ -00-016)
Avenue are approved with the application. No traffic islands are
required in the knuckles.
16.13 Any proposed landscape islands/medians within the public right-of-way
dedicated by this plat shall be owned and maintained by a homeowners
association. Notes of this shall be required on the final plat.
16.14 Direct lot or parcel access to Ustick Road or Wilkins Way is prohibited.
Lot access restrictions, as required with the application, shall be stated
on the final plat.
16.15 A request for modification, variance or waiver of any requirement or
policy outlined herein shall be made in writing to the ACHD Planning
and Development Supervisor. The request shall specifically identify
each requirement to be reconsidered and include a written explanation
of why such a requirement shall result in- a substantial hardship or
inequity. The written request shall be submitted to the District no later
than 9:00 a.m. on the day scheduled for ACHD Commission action.
16.16 After ACHD Commission action, any request for reconsideration of the
Commission's action shall be made in writing to the Planning and
Development Supervisor within six days of the action and shall include
a minimum fee of $110.00. The request for reconsideration shall
specifically identify each requirement to be reconsidered and include
written documentation of data that was not available to the
Commission at the time of its original decision.
16.17 Payment of applicable road impact fees are required prior to building
construction in accordance with Ordinance # 193, also known as Ada
County Highway District Road Impact Fee Ordinance.
16.18 All design and construction shall be in accordance with the Ada County
Highway District Policy Manual, ISPWC Standards and approved
supplements, Construction Services procedures and all applicable
ACHD Ordinances unless specifically waived herein. An engineer
registered in the State of Idaho shall prepare and certify all
improvement plans.
FINDINGS OF FACT AND CONCLUSIONS OF LAW - Page 7
AND DECISION AND ORDER GRANTING APPLICATION
FOR .ANNEXATION AND ZONING/
BY STEINER DEVELOPMENT, LLC. /
WILKINS RANCH VILLAGE PUD (AZ -00-016)
r
16.19 Applicant shall submit revised plans for staff approval, prior to issuance
of building permit (or other required permits), which incorporates any
required design changes.
16.20 Construction, use and property development shall be in conformance
with all applicable requirements of the Ada County Highway District
prior to District approval for occupancy.
16.21 The responsibility of the applicant shall be to verify all existing utilities
within the right-of-way. Existing utilities damaged by the applicant
shall be repaired by the applicant at no cost to ACHD.
16.22 Applicant shall be required to call DIGLINE at least two full business
days prior to breaking ground within ACHD right-of-way. The
applicant shall contact ACHD Traffic Operations in the event any
ACHD conduits (spare or filled) are compromised during any phase of
construction.
16.23 No change in the terms and conditions of this approval shall be valid
unless they are in writing and signed by the applicant or the applicant's
authorized representative and an authorized representative of ACHD.
The burden shall be upon the applicant to obtain written confirmation
of any change from the ACHD.
16.24 Any change by the applicant in the planned use of the property which is
the subject of this application, shall require the applicant to comply
with all rules, regulations, ordinances, plans, or other regulatory and
legal restrictions in force at the time the applicant or its successors in
interest advises the Highway District of its intent to change the planned
use of the subject property unless a waiver/variance of said requirements
or other legal relief is granted pursuant to the law in effect at the time
the change in use is sought.
17. It is found that if the developer pays for the requested improvements
and complies with the conditions set forth in these Findings of Fact No. 16, and all
sub -parts, the economic welfare of the City and its residents and tax and rate payers
FINDINGS OF FACT AND CONCLUSIONS OF LAW - Page 8
AND DECISION AND ORDER GRANTING APPLICATION
FOR ANNEXATION AND ZONING/
BY STEINER DEVELOPMENT, LLC. /
WILI INS RANCH VILLAGE PUD (AZ -00-016)
will be protected, which requirement shall be included in a development agreement, a
condition of annexation and zoning designation.
18. It is also found that the development considerations as referenced in
Finding No. 16 are reasonable to require and must be taken into account, in order to
assure the proposed development is designed, constructed, operated and maintained
in a manner which is harmonious and appropriate in appearance with the existing, or
intended character of the general vicinity, in order to assure that the proposed use
will not change the essential character of the affected vicinity and will insure that the
proposed uses will not be hazardous or disturbing to the existing, or future
neighboring uses, particularly considering the impact of proposed development on
potential to produce excessive traffic, noise, smoke, fumes, glare and odors.
19. It is found that the zoning of the subject real property as Medium
Density Residential District (R-8) requires connection to the Municipal Water and
Sewer systems and will be compatible with the Applicant's development intentions,
and will assure that the zoning is consistent with the Meridian Comprehensive Plan
Generalized Land Use Map which designates the subject property as Single Family
Residential.
20, The subject annexation request and zoning designation and proposed
development relates and is compatible to the goals and policies of the Comprehensive
FINDINGS OF FACT AND CONCLUSIONS OF LAW - Page 9
,AND DECISION AND ORDER GRANTING APPLICATION
FOR ANNEXATION AND ZONING/
BY STEINER DEVELOPMENT, LLC. /
WILIQNS RANCH VILLAGE PUD (AZ -00-016)
Plan of the City as follows'
20.1 The consideration of the provisions of the Comprehensive Plan and the
requirements of the zoning ordinance assure that the processing of such
application is the management of growth with the aim to achieve high-
quality development. Enhancement of Meridian's quality of life for all
residents is achieved by applying the criteria of the Comprehensive Plan
and the zoning ordinance of the City to all applications such as the
subject application.
20.2 This proposed new growth development will finance public service
expansion by the requirement herein that the applicant comply with the
requests submitted of the political subdivisions' responses within the
Meridian Urban Service Planning .Area submitted in the record of this
matter.
20.3 The application is consistent with Meridian's self-identity.
20.4 The preservation and 'improvement of the character and quality of
Meridian's man-made environment while maintaining its identity as a
self-sufficient community is achieved by applying the criteria of the
Comprehensive Plan and the zoning ordinance of the City to the subject
application.
20.5 Compliance with the requests of the political subdivisions providing
services, assures that community services are being provided for existing
and projected needs and that the land use patterns of the City are
balanced to insure that revenues pay for services and that the Urban
Service Planning Area is visually attractive, efficiently managed and
clearly identifiable.
20.6 Compatible and efficient use of land through innovative and functional
site design is achieved by applying the criteria of the Comprehensive
Plan and the zoning ordinance of the City to the subject application.
21. The property can be physically serviced with City water and sewer, if
applicant extends the lines.
FINDINGS OF FACT AND CONCLUSIONS OF LAW - Page 10
AND DECISION AND ORDER GRANTING APPLICATION
FOR ANNEXATION AND ZONING/
BY STEINER DEVELOPMENT, LLC. /
WILKINS RANCH VILLAGE PUD (AZ -00-016)
CONCLUSIONS OF LAW
The City of Meridian has authority to annex real property upon written
request for annexation and the real property being contiguous or adjacent to city
boundaries and that said property lies within the area of city impact as provided by
Idaho Code Section 50-222. The Meridian City Code § 11-16 provides the City may
annex real property that is within the Meridian Urban Service Planning Area as set
forth in the City's Comprehensive Plan.
2. The Council may take judicial notice of government ordinances, and
policies, and of actual conditions existing within the City and State.
3. The City of Meridian has exercised its authority and responsibility as
provided by "Local Land Use Planning Act of 1975', codified at Chapter 65, Title 67,
Idaho Code by the adoption of `Comprehensive Plan, City of Meridian, adopted
December 21, 1993, Ord, No. 629, ranuary 4, 1994.'
4. The following are found to be pertinent provisions of the City of
Meridian Comprehensive Plan and are applicable to this Application:
4.A The Goals of the Comprehensive Plan are set forth at Page 5 and
include:
4,1 To preserve Meridian's environmental quality and to make
provisions for and improve the total natural environment
by adopting City-wide and Urban Service Planning Area
policies, which deal with area -specific policies and
programs.
FINDINGS OF FACT
ORDER CONCLUSIONS
APPLICATION 11
AND DECISION AND
FOR ANNEXATION AND ZONING/
BY STEINER DEVELOPMENT, LLC. /
WILKINS RANCH VILLAGE PUD (AZ -00-016)
4.2 To ensure that growth and development occur in an
orderly fashion in accordance with adopted policies and
procedures governing the use of land, residential
development, the provision of services and the distribution
of new housing units within the Urban Service Planning
Area.
4.3 To encourage the kind of economic growth and
development which supplies employment and economic
self-sufficiency for existing and future residents, reduces
the present reliance on Boise and strengthens the City's
ability to finance and implement public improvements,
services and its open space character.
4.4 To provide housing opportunities for all economic groups
within the community.
4.5 To preserve and improve the character and quality of
Meridian's man-made environment while maintaining its
identity as a self-sufficient community -
4.6 To encourage cultural, educational and recreational
facilities which will fill the needs and preferences of the
citizens of Meridian and to insure that these facilities are
available to all residents of the City.
4.7 To provide community services to fit existing and projected
needs.
4.8 To establish compatible and efficient use of land through
the use of innovative and functional site design.
4.9 To encourage a balance of land use patterns to insure that
revenues pay for services.
4.10 To create an Urban Service Planning Area which is visually
attractive, efficiently managed and clearly identifiable.
FINDINGS OF FACT AND CONCLUSIONS
OF LA - Page W
12
AND DECISION AND ORDER
FOR ANNEXATION AND ZONING/
BY STEINER DEVELOPMENT, LLC. /
WILICINS RANCH VILLAGE PUD (AZ -00-016)
4.B Comprehensive Plan Policies:
The goals and policies listed below most directly apply to the proposed project:
Economic Development Chanter
Policies 3.1U, 3.2U
Land Use Chanter
Policies 2.1U, 2.2U, 2.3U, 6.3c
Natural Resources and Hazardous Areas Chanter
Policies 1.1U, 2.1U, 2.5U, 3.1U, 4.1U
Trans ortation Chapter
Policies 1.6U, 1.9U
Open Spaces, Parks and Recreation
Policies 3.1, 5.3
Housine Chapter
Policies 1.3, 1.4, 1.7, 1.12, 1.13U, I.I8
C'onununity Desism Chapter
Policies 1.8, 5.2U
5. The zoning of Medium Density Residential District (R-8) is defined in
the Zoning Ordinance at § 11-7-2 D as follows:
R-$ Medium De Residential District: andThe
o purposed of
e R 8
District is to permit the establishment of single Y
density not exceeding eight (8) units per acre. This District delineates those
areas where such development has or is likely to occur in accord with the
Comprehensive Plan of the City and is also designed to permit the conversion
of large homes into two-family dwellings in well-established neighborhoods of
comparable land use. Connection to the Municipal water and sewer systems of
the City is required.
FINDINGS OF FACT .AND EOG AUNSTING APPNS OF LICATION 13
AND DECISION AND ORD
FOR ANNEXATION AND ZONING/
BY STEINER DEVELOPMENT, LLC. /
WILIGNS RANCH VILLAGE PUD (AZ -00-016)
6. By authority of the City of Meridian under the Comprehensive Plan, a
conditional use permit is required for Applicant to construct and develop a planned
commercial development on this parcel of land.
7. Since the annexation and zoning of land is a legislative function, the
City has authority to place conditions upon the annexation of land. See Burt vs. The
City of Idaho Falls, 105 Idaho 65, 665 P2d 1075 (1983).
8. The development of the annexed land, if annexed, shall meet and comply
with the Ordinances of the City of Meridian including, but not limited to: Section 12-
2-4 which pertains to development time schedules and requirements; Section 12-4.J 3.,.
which pertains to the piping of ditches; and Section 12-5-2 N, which pertains to
pressurized irrigation systems.
9. The development of the property shall be subject to and controlled by
the Zoning and Subdivision and Development Ordinance of the City of Meridian.
10. Section 11-16-4 A of the Zoning and Development Ordinance provides,
in part, as follows:
or
If property is annexed and zoned,
can the
Or may require
make a�twritten
condition of the zoning, that
commitment concerning the use or development
ftherecorded subject
pthe roperty.
of the
commitment is required or permitted, it shall
Ada County Recorder and shall take effect upon the adoption of the ordinance
annexing and zoning the property, or prior if agreed to by the owner of the
parcel. Unless the commitment is modified �eTeo �etebthe
eachCity
subsequent
the commitment shall be binding on the o parcel,
FINDINGS OF FACT AND CONCLUSIONS OF �CATION 14
,AND DECISION AND ORDER GRANTING APP
FOR ANNEXATION AND ZONING/
BY STEINER DEVELOPMENT, LLC. /
WILIUNS RANCH VILLAGE PUD (AZ -00-016)
owner, and each other person acquiring an interest in the property. A
commitment is binding on the owner of bindinperty even if it is unrecorded; and
however; an unrecorded commitment is g on subsequent o vne
each otherperson acquiring an interest in the property only if the subsequent
owner and each other person acquiring an interest in the property has actual
notice of the commitment.
DECISION AND ORDER
NOW, THEREFORE, BASED UPON THE ABOVE AND FOREGOING
FINDINGS OF FACT AND CONCLUSIONS OF LAW, the City Council does
hereby Order and this does Order:
I , The applicant's request for annexation and zoning of approximately
10.19 acres to Medium Density Residential District (R-8) is granted subject to the
terms and conditions of this Order hereinafter stated.
2. The application is for annexation and zoning of 10.19 acres. The legal
description shall be prepared by a Registered Land Surveyor, Licensed by the State of
Idaho, and shall conform to all the provisions of the City of Meridian Resolution No.
158. The legal description for annexation must place this parcel contiguous to the
Corporate City Limits per Ordinance No. 686.
3. Developer enter into a Development Agreement that provides in the
event the conditions therein are not met by the Developer that the property shall be
subject to de -annexation, with the City of Meridian, which provides for the following
conditions of development, to -wit:
FINDINGS OF FACT AND CONCLUSIONS �PL''�;I,TON 15
AND DECISION AND ORDER
FOR ANNEXATION AND ZONING/
BY STEINER DEVELOPMENT, LLC. /
WILIUNS RANCH VILLAGE PUD (AZ -00-016)
Adopt the Recommendation of Planning and Zoning Staff as follows:
3.1 All irrigation ditches, laterals or canals, exclusive of natural waterways,
intersecting, crossing or lying adjacent and contiguous to the area being
subdivided shall be tiled per City Ordinance 12-4-13. The ditches to be
piped shall be shown on the site plans. Plans shall be approved by the
appropriate irrigation/drainage district, or lateral users association, with
written confirmation of said approval submitted to the Public Works
D-epartment. No variances have been requested for tiling of any ditches
crossing this project.
3.2 Any existing domestic wells and/or septic systems within this project
shall be removed from their domestic service per City Ordinance
Sections 9-1-4 and 9-4-8. Wells may be used for non-domestic purposes
such as landscape irrigation.
3.3 Five -foot -wide sidewalks and pedestrian walkways shall be provided in
accordance with City Ordinance Section 12-5-2.K.
3.4 Any conditions attached to a Final Development Plan for Planned
Development projects run with the land and shall not lapse or be waived
as the result of any subsequent change in tenancy or ownership.
3.5 The application indicates the current use of the property is agricultural
and residential and that one existing home and an accessory building
occupy the parcel. In fact, the property also contains an illegal mobile
structure that is being used for office space by the developer. The
mobile building is not an approved use in the proposed R-4 zone, and a
condition shall be placed on the applicant that the mobile building be
removed prior to passage of an annexation ordinance.
3.6 The City has been experiencing problems with pedestrian walkways
throughout the City. As a condition of annexation, the developer shall
be required to construct the walkway and three -foot -high fencing on
each side of the common lot. The developer shall also be required to
place a deed restriction on Lots SthroBlock et on theoside� adjacent
hibit the
construction of any fencing higher than e
t6 the pedestrian walkway lot.
FINDINGS OF FACT AND CONCLUSIONS OF LAW - Page 16
AND DECISION AND ORDER GRANTING APPLICATION
FOR ANNEXATION AND ZONING/
BY STEINER DEVELOPMENT, LLC. /
WILKINS RANCH VILLAGE PUD (AZ -00-016)
3.7 A Development Agreement shall be required as a condition of
annexation.
Adopt the Recommendation of the Ada County Highway District as follows:
3.8 Dedicate 48 -feet of right-of-way from the centerline
` Road
abutting the parcel by means of recordation of a final subdivisionP o
execution of a warranty deed prior to issuance of a building permit (or
other required permits), whichever occurs first. Allow up to 30 business
days to process the right-of-way dedication for allafter rri rigt of all requested
ht -of -way dedicated
material. The owner shall be compensatedg
as an addition to existing right-of-way from available impact fee revenues
in this benefit zone, if the owner submits a letter of application to the
impact fee administrator prior to breaking ground, in accordance with
Section 15 of ACHD Ordinance #193.
3.9 Construct a 5 -Foot -wide concrete sidewalk on Usticic Road abutting the
entire parcel, located 2 feet within the new right-of-way line. Coordinate
the location and elevation of the sidewalk with District staff.
3.10 Construct a center tum lane on Ustick Road for the Wilkins Way/Ustick
Road Intersection. The turn lane shall be constructed to provide a
minimum of 100 feet of storage with shadow tapers for both the
approach and departure directions. Coordinate the design of the turn
lane with District staff.
3.11 Construct all public roadathin nd 5- oot �nede concrete sidewallcs within 50
oot street
sections with curb, gutter,
feet of right-of-way.
3.12 The proposed knuckles located at the north and south end of Sagefire
Avenue are approved with the application. No traffic islands are
required in the knuckles.
3.13 Any proposed landscape islands/medians da intairied by a homeowners
thin the public right-of-way
dedicated by this plat shall be
association. Notes of this shall be required on the final plat.
FINDINGS OF FACT AND ER CCRANTING �PLZCWATION 17
AND DECISION AND ORD
FOR ANNEXATION AND ZONING/
BY STEINER DEVELOPMENT, LLC. /
WILIONS RANCH VILLAGE PUD (AZ -00-016)
y is
3,14 Direct lot or parcel access to Ustick Road or Wilkins a shall be istated
bit
ri
Lot access restrictions, as required with pp
on the final plat.
3.15 A request for modification, variance or waiver of any requirement or
policy outlined herein shall be made in writing to the ACHD Planning
and Development Supervisor, The request shall specifically identify each
requirement to be reconsidered and include a written explanation of why
such a requirement shall result in to the Districtbstantial notiter thaor n 9100
The written request shall be submitted
a.m. on the day scheduled for ACHD Commission action.
3.16 After ACHD Commission action, any requestwriting
reconsideration he anot the
and
Commission's action shall be made i g
Development Supervisor within six days of the action and shall include a
minimum fee of $110.00. The request=°Cons reconsideredration shall
and include
specifically identify each requirement to be
written documentation of data that was not available to the Commission
at the time of its original decision.
ior
din
3.17 Payment of applicable road impact d Hance # 93are Tealsor known asto l Ada
construction in accordance with Or
County Highway District Road Impact Fee Ordinance.
3.18 All design and construction'shall be in Ada
ooved
Highway District Policy Manual, ISPWC Standards andapp
supplements, Construction Services procedures and all applicable ACHD
Ordinances unless specifically waived herein. An engineer registered in
the State of Idaho shall prepare and certify all improvement plan.
3.19 Applicant shall submit revised plans for approval,
h incorporates any
of building permit (or other required permits),
required design changes.
3.20 Construction, use and property of th eAdatda Counshall
ty H Highway District
with all applicable requirements
prior to District approval for occupancy.
FINDINGS OF FACT AND CONCLUSIONS
OF LAW
- Page 18
AND DECISION AND ORDER G
FOR ANNEXATION AND ZONING/
VILAWILKJNSBCHLGE PUD (AZ -00-016)
r.�
3.21 The responsibility of the applicant shoes lama ed by thto verify all e applicant sting shall
ties
within the right-of-way. Existing utile g
be repaired by the applicant at no cost to ACRD.
3.22 Applicant shall be required to call DIGLINE at least two full business
days prior to breaking ground within ACHD right-of-way. The applicant
shall contact ACHD Traffic Operations in the event any ACHD conduits
(spare or filled) are compromised during any phase of construction.
3.23 No change in the terms and conditions of this lappoicant orlth al be valid
a id
unless they are in representative andsigned
an authorized pp presentative applicant's ACHD.
authorized
The burden shall be upon the applicant to obtain written confirmation
of any change from the ACHD.
3.24 Any change by the applicant in the planned use of the property which is
the subject of this application, shall require o
the
t ppl regulatory
applicant apd g�
ly with
all rules, regulations, ordinances, plans,
restrictions in force at the time the applicant or its successors in interest
advises the Highway District of its intent to change the planned use of
the subject property unless a waiver/variance of said requirements or
other legal relief is granted pursuant to the law in effect at the time the
change in use is sought.
4. The City Attorney shall prepare for consideration by the City Council
exation and zoning designation of the real
the appropriate ordinance for the ann
property which is the subject of the application to (R-8) Medium Density Residential
District, and Meridian City Code § 11-7-2 D.
5. Subsequent to the passage of the Ordinance provided for in section 4 of
this Order, the engineering staff of the Public Works Department shall prepare the
appropriate mapping changes of the official boundaries and zoning maps as provided
FINDINGS OF FACT AND CONCLUSIONS OF LAW - Page 19
AND DECISION AND ORDER GRANTING APPLICATION
FOR ANNEXATION AND ZONING/
BY STEINER DEVELOPMENT, LLC. /
WILKINS RANCH VILLAGE PUD (AZ -00-016)
t�
in Meridian City Code § 11-21-1 in accordance with the provisions of the annexation
and zoning ordinance.
NOTICE OF FINAL ACTION
Please take notice that this is a final action of the governing body of the City
of Meridian. Pursuant to Idaho Code § 67-6521 an affected person is a person who
has an interest in real property which may be adversely affected by the issuance or
denial of the annexation and zoning and who may within twenty-eight (28) days after
the date of this decision and order seek a judicial review as provided by Chapter 52,
Title 67, Idaho Code.
By action of the City Council at its regular meeting held on the day
of oy7J �P�''. �`' , 2000.
ROLL CALL
COUNCILMAN RON ANDERSON
COUNCILMAN KEITH BIRD
COUNCILMAN TAMMY deWEERD
COUNCILMAN CHERIE McCANDLESS
FINDINGS OF FACT AND CONCLUSIONS OF LAW - Page 20
AND DECISION AND ORDER GRANTING APPLICATION
FOR ANNEXATION AND ZONING/
BY STEINER DEVELOPMENT, LLC. /
WILKINS RANCH VILLAGE PUD (AZ -00-016)
VOTED
VOTED
VOTED —921—
VOTED 4—�
921-/
VOTED4-�
MAYOR ROBERT D. CORRIE (TIE BREAKER)
DATED: l
MOTION:
APPROVED" ISAPPROVED:
VOTED
Copy served upon Applicant, the Planning and Zoning Department, Public Works
Department and the City Attorney.
By:
Dated:
1ty Clerk
msg/Z:\Work\History\M\Meridian\Wilkins Ranch AZ016 CUP040 PP\AZFfClsorder.wpd
FINDINGS OF FACT AND CONCLUSIONS OF LAW - Page 21
AND DECISION AND ORDER GRANTING APPLICATION
FOR ANNEXATION AND ZONING/
BY STEINER DEVELOPMENT, LLC. /
WILIQNS RANCH VILLAGE PUD (AZ -00-016)
BEAL
.�
f 1
� T j
Soil Evaluation
,valuation Date 10/28/97
Requested by Keith Jacobs for Wilkins PronertV_ Phone (208) 378-6385
Address 290 N. Maple Grove Rd.
k
city Boise State Idaho Zip Code 83704
ftt
Lot Size ®®—®® Bedrooms ----- Parcel See attached plat
1, Legal Description Part of NENW of Section 3, T3N, RlW,.. BM, Ada County
Slope 0®2% Evaluated By Glen He Loaan, CPSS
Kamuoul tnro:
THI - 80" to free water (water table), saturated below 70", very moist below 52". Fluctuating water table appears to rise withi
Cof the ground surface during the peak irrigation season.
2 - 67" to free water (water table), saturated below 48", field capacity below 35". Fluctuating water table appears to ris
within 11" of the ground surface during the peak of irrigation season.
3 - 82" to free water (water table), saturated below 66", very moist below 16". Fluctuating water table appears to rise withi.
16" of the ground surface during the peak of irrigation season.
Pit TH 1
Pit TH2
Pit TH3
Silt loam (25% C),
0-11" Silty clay loam (30%
0-16"
Silty clay loam (30%
IOYR 3/4, common
C), 10YR 3/4, many
C), IOYR 3/3, many
r15-24"
fine roots.
fine and common
fine and common
medium and coarse
medium and coarse
Sandy loam (15% C),
roots.
roots.
IOYR 5/8, few fine
roots.
11-35". Silt loam (20%® C),
16-48"
Silt loam (20% C),
IOYR 3/4 matrix,
2.5Y 4/4 matrix,
24-52"
Weakly cemented
5YR 5/8 mottles, few
5YR 5/8 mottles,
pan, fractured, few
fine and medium
common fine and
fine roots.
roots.
few medium and
coarse roots.
52-72"
Loamy coarse sand
35-48" Extremely gravelly
(< 5 % C), IOYR 4/3,
silty clay loam (30%
48-66"
Silt loam (20% C),
no roots.
C), IOYR 4/4 matrix,
IOYR 4/4 matrix,
5YR 5/8 mottles, no
5YR 5/8 mottles, no
72-77"
Weakly cemented
roots.
roots.
pan, IOYR 4/3, very
compact, 'no roots.
48-84" Extremely gravelly
66-96"
Very grave!1v loamy
loamy medium sand
coarse sand (5% C),
77-91"
Very gravelly loamy
(<5% C), variegated
variegated color,
medium sand (5% C),
color, mottled and
mottled and gleved.
loose, variegated
gleyed, no roots.
no roots.
color, no roots.
Kamuoul tnro:
THI - 80" to free water (water table), saturated below 70", very moist below 52". Fluctuating water table appears to rise withi
Cof the ground surface during the peak irrigation season.
2 - 67" to free water (water table), saturated below 48", field capacity below 35". Fluctuating water table appears to ris
within 11" of the ground surface during the peak of irrigation season.
3 - 82" to free water (water table), saturated below 66", very moist below 16". Fluctuating water table appears to rise withi.
16" of the ground surface during the peak of irrigation season.
soil zvaltlatioli
e5ted by th Jacobs for willcins Property
?per
ess 290 N_ Ma le Grove Rd.
E',d
t®ise State Idaho
��1tY
Bedrooms
®®®®®
Size ®®®®®
Eva uatjon ®ate 10/28/97
Phone 208 378®6385
Zip Code 83704
Parcel See attached plat
al Description
ne 0®21 Evaluated By
Glen Ii - Lo an CPSS
acoarse
4
0-18" 0% C),
many fine
n medium
roots.
15-36" Silt loam (25% C),
2.SY 4/4 matrix, 5YR
5/8 mottles, common
fine and few medium
roots.
36-48" Gravelly silt loam
(25% C), 2.5Y 4/4
matrix, 5YR 5/8
mottles, few fine
roots.
48-67" Very gravelly sandy
clay loam (2596' C),
7.5YR 4/4, no roots.
67-96" Very gravelly coarse
sand (0% C),
variegated color,
mottled and gleyed,
no roots.
98-120" Very gravelly loamy
coarse sand (5% C),
variegated color, no
roots.
F` ion—Ta info:
" water table), saturated below 36", moist below 18". Fluctuating water table appears to rise wither.
_ 82 to free water (
of the ground surface during the p� irrigation season. orounc
i - " to free water (water table), saturated below 110". Fluctuating water table appears to rise within 80" of the
113
°ace during the peak of irrigation season.
pit ,M5
0-12"
Silt loam (20% C),
10YR 3/4, many fine
roots.
12-35"
Silty clay loam (30%
C), JOYR 4/4, very
weakly cemented,
few fine roots.
35-80"
Strongly cemented
hardpan, non
fractured, no roots -
90 -99"
Sandy loam (15% C),
7,5YR 4/4, -no roots.
98-120" Very gravelly loamy
coarse sand (5% C),
variegated color, no
roots.
F` ion—Ta info:
" water table), saturated below 36", moist below 18". Fluctuating water table appears to rise wither.
_ 82 to free water (
of the ground surface during the p� irrigation season. orounc
i - " to free water (water table), saturated below 110". Fluctuating water table appears to rise within 80" of the
113
°ace during the peak of irrigation season.
ASSOCIATED EARTH SCIENCES INC.
BIOLOGY • GEOLOGY • ENGINEERING • SOIL SURVEYS • SOIL AND WATER QUALITY
• RESOURCE PLANNING AND SITE INVESTIGATIONS
4696 Overland Rd., Suite 516
Boise, Idaho 83705 (208) 336-8661
July 9, 1999
Stan McHutchison
Briggs Engineering, Inc.
1800 W. Overland Rd.
Boise, ID 83705
Dear Stan:
A soil investigation to determine soil physical properties and internal drainage conditions was
completed, 7/6/99, on Wilkins Ranch, in the NENW of Section 3, T3N, RIM, BM, Ada County.
Two test holes were examined and described. Field notes and a location map for the test holes are
attached.
Depth to free water (water table) at the time of excavation ranged from 57 to 65 inches. The soils
were saturated below a depth of 36" and 60" down to the free water. At this time of year the water
tables generally are rising due to irrigation water application, and will reach their peak about the
third week of August. After that point they tend to drop until they reach their lowest depth, usually
in mid to late winter. Water table levels should bbd about th and
o£ October each -of the installed
monitoringwells eve 10 da s between now
Test holes TH 1 and TH2 had strongly cemented to indurated hardpans at 17-56" and 14-36" depths,
respectively. Very gravelly loamy coarse sand is below 68" in TH1 and below 57" in TH2.
If you have any questions about this report, please call me at (208) 336-8661, office; or (208) 375-
7565, home.
Sincerely,
�. I w � Gam✓
Glen H. Logan
Certified Professional Soil Scientist
AES
Soil Evaluation
Evaluation Date 7/6/99
Requested By Stan McHutchison, Briggs Engineering, Inc.
Address 1800 W. overland Rd.
City Boise State Idaho Zip Code 83705 Phone (208) 344-9700
Lot Size — Bedrooms — Parcel —
Legal Description Wilkins Ranch, NENW of Section 3,_T3N, RM BM,
Ada Count
Slope 0-1% Evaluated By Glen H Logan, CPSS
I Pit TH1I
Pit TH2 I
0-17" Silt loam (20% clayTI"
Silt loam (20% +
l OYR 3/4, commonclay),
IOYR 3/4,
fine roots
common fine roots
17-56" Strongly cementedeakly
cemented
indurated hardpan,
hardpan with about
fractured, few fine
10% silt loam soil
roots in upper part.
(10% clay), IOYR
5/4, few fine roots
56-68" Sandy loam (5-10%
clay), IOYR 4/4, no
25-36"
Indurated hardpan,
roots
non -fractured, no
roots
68-100" Very gravelly loamy
coarse sand (<5%
36-57"
Sandy loam (15%
clay), variegated color,
clay), IOYR 4/6
no roots
matrix, 7.5YR 5/6
mottles, no roots
57-96"
Very gravelly
loamy coarse sand
(5% clay),
variegated color, no
Additional Info:
THl- Soil is saturated below 60" to a depth of 65". Free water (water table) is at 65" and below.
TH2- Soil is saturated below 36" to a depth of 57". Free water (water table) is at 57" and below.
LIP.
4A Jr
E7,'
piq
716
JII
up=-4pm- z
"111
im
10
I
TOTPL P. UZ
111,
Meridian Planning and Zoning Commission
August 11, 1998
Page 19
Smith: Second.
MacCoy: All in favor?
MOTION CARRIED: All ayes.
ITEM NO. 8: CONTINUED PUBLIC HEARING: REQUEST FOR PRELIMINARY PLAT
FOR WILKINS RANCH AT THE LAKES SUBDIVISION BY STEINER DEVELOPMENT:
MacCoy: At this moment, we are continuing the public hearing, is there anyone here
that wish to stand up and make some comments on this?
Smith: Mr. Chairman, if it's acceptable to the applicant I'd like to make a motion right
now that we approve this preliminary plat.
De Weerd: Second.
Prior: Mr. Chairman, I think it would be necessary to close the public hearing.
MacCoy: Okay.
Smith: Do I have to restate my motion?
MacCoy: You will in a minutes, yes. Do I have anybody out here that would like to
make a statement? If not I will close the public hearing at this moment.
Smith: Mr. Chairman, I'd like to make a motion that we approve this preliminary plat.
Borup: Second.
MacCoy: All in favor?
MOTION CARRIED: All ayes.
ITEM NO. 14: PUBLIC HEARING: REQUEST FOR CONDIT 1O 42 E FAIRY USE PEMIT FOR
OUTSIDE SEATING FOR STARBUCK'S BY SUE GENTY
MacCoy: At this time I would like to have the applicant come forward and have a
statement to make.
RICK CARTWRIGHT 2530 VIRGINIA AVENUE BOISE WAS SWORN BY THE
ASSISTANT CITY ATTORNEY.
Meridian Planning and Zoning Commission
August 11, 1998
Page 15
MacCoy: All agreed?
MOTION CARRIED: All ayes.
ITEM NO. 9: FINDINGS OF FACT AND CONCLUSINS
OF LAW:RAN H A THEAUEST LAKES OR
CONDITIONAL USE PERMIT FOR PUD
SUBDIVISION BY STEINER DEVELOPMENT:
Smith: Mr. Chairman I have the same comments on this item as I did on the last one,
same issues. That Steiner Development could get a copy of the meeting minutes and
the Findings of Fact. I think they have all the information that they need to incorporate
on to their preliminary plat so we can move this forward. So again I'll go ahead and
make a motion that we table this item until our September 8 meeting.
MacCoy: Is there a second?
Borup: I'll second that.
MacCoy: All in favor?
Bradbury: Mr. Chairman, could I be heard on that as well?
Prior: It's a little now. The item has been —
Borup: Well 9 has. Eight is still coming up.
MacCoy: Yeah, we did nine just now.
Bradbury: Mr. Chairman, I guess I just want to state for the record that I have no idea
why it is that this matter is being tabled. When we were here a month ago, we spent a
substantial amount of time discussing what needed to done and the only change that
was asked of the applicant was to make a modification to reflect larger park space in
that one area, and here it is. It's one thing that you ask to change —
Smith: But we didn't have that.
Bradbury: It's here. I don't understand. m Allyou hat to do is e last tn up hroe. map
and
look at it and see if what the proposal is Y
Smith: It wasn't in my packet.
Bradbury: It was a single request that you made. And-] don't (End of Tape)
Meridian Planning and Zoning Commission
August 11, 1998
Page 16
Bradbury:... my understanding was that we all had an agreement upon what was to be
required and that was a simple change to the plat and here it is, and yet now we're
being continued on the Findings and the plat from my perspective for no good reason
whatsoever.
Smith: I disagree with you because the same issues that we just discussed on the last
application are the same issues of why I made a motion to table this one. I didn't get
one piece of information in my packet that showed the change that was made. I don't
care how simple it is. The fact is that we've been told that the stuff going to the City
Council isn't getting done. It's not on the information that's right in front of us.
Bradbury: Well Mr. Smith last time you continued the public, meaning the public
hearing was left open for the purpose of providing you the information which you
requested and you tabled it to this date, and here we are with the information that you
requested.
Smith: And I believe we ordinances that state when we're suppose to receive
information in our packets for a public hearing, and we didn't get it.
Bradbury: But this is a continued public hearing.
Borup: This is not a public hearing that we just voted on gentlemen.
Smith: No, but it's tied to the public hearing we're going to hear next on the preliminary
plat that we didn't receive. That's a public hearing, and that's why we just said we
weren't going to forward the Findings of Fact on the last one is because it would go
ahead without the preliminary plat. I mean Steve, I don't like making you guys keep
coming in here. I really don't.
Bradbury: If this process was made just a little — I mean we spent I don't know an hour
and half two hours here at the last meeting, and we walked through this thing point by
point by point by point. We came to an agreement on what was required. The only
change that I understood that you were asking for was the provision of more park
space. That meant that we were going to show you a preliminary plat. You closed the
public hearing on the conditional use permit so that you could adopt Findings of Fact
and Conclusions of Law on the conditional use permit tonight and then you continued
the public hearing on the preliminary plat so that we could show you the change. Well
here we are to do those things. And now you want to continue us again.
De Weerd: Mr. Chairman, Mr. Bradbury and Commissioner Smith I did not vote on that
because I haven't had the opportunity yet, but I do agree with Mr. Bradbury. The prior
application had a number of things. This one had a change that was requested and
agreed upon at the conclusion of the last special meeting we had. Because of the order
Meridian Planning and Zoning Commission
August 11, 1998
Page 17
of this Mr. Bradbury I guess it makes it difficult to approve Findings before we see the
final plat because we do want them to go hand in hand. I do see your point. I will vote
against tabling it, so you've got my nay vote on that. Because I think that — well first of
all I am sick of seeing this on the agenda and I do think that they have done everything
that we have asked them to do and I do believe that if what he says is true that that plat
is done, then it should be forwarded on.
Nelson: May I comment? Commissioner Smith is correct in that our last special
meeting our request was we ended up with apparently with what's in your hand to
forward on to city council. We haven't requested that we table that. He based that on
not having what's in your hand. So I think Commissioner Smith was correct in tabling
that and there's no reason for everyone to get too upset. We requested the plat
showing the change. He didn't have it when he made that motion. So with that said I
guess the discussion should whether to accept what's in the changed plat right now.
MacCoy: Commissioner Borup?
Borup: Well I think the situation here is a little bit different than the previous one
because in the previous application there were several plat changes with some detail.
We left the last meeting though exactly what the plat should look like. I mean we could
have had this looked at and taken care of in thirty seconds because we all know what
we're looking for, but the way I see it in reading the Findings you still do have a problem
again we could have solved it and been on to the next agenda item by now. Page 17 it
says Commission and applicant came to agreement certain lots to be made open space
and that prior to approving the conditional use permit the applicant would have the
revised preliminary plat showing the new open spaces requested by the commission. If
we accept these Findings, well we can't accept, if we accept the Findings we're not
following what they say. Could I suggest Mr. Bradbury that Mr. Bradbury you give him
permission to pass out these plats and we can spend thirty seconds looking at it and
then move on.
Prior: Mr. Chairman, just a point of order, this commission just voted to table the
conditional use permit. That item has been tabled. Now my advice to you is that you do
not pass the preliminary plat on without the conditional use permit. You've tabled the
conditional use permit. If I may, what you are going to need to do is if you want to pass
this conditional use permit and the preliminary plat on you're going to have to make a
motion to take that item back off the table and consider it and then you're going to have
Mr. Bradbury look at the preliminary plat. Well we've got a150 people here waiting for a
public hearing.
De Weerd: I understand that Mr. Prior. I just want one more point is we are trying to
make a statement here tonight and that is we will not accept any more incomplete
applications and we do want everything prior to our meeting but we cannot penalize
Meridian Planning and Zoning Commission
August 11, 1998
Page 18
something that has been this way in the past every single time and expect them to
understand it. We've made our statement. They've accepted on the last project. This
one seems if we just look at this plat maybe we can move on, and that's what I'd be in
support of, bringing this back to the table and if we everyone else agrees to it.
Borup: Mr. Chairman, I move we move item nine from the table.
Smith: Second.
MacCoy: All in favor?
MOTION CARRIED: All ayes.
Borup: Could you request Mr. Bradbury to pass out the plats?
MacCoy: Bradbury — the commissioners the plat please.
Borup: I've seen it. Mr. Chairman the only comment I have is they made the park
space bigger than they said they were going to.
MacCoy: What a shame.
De Weerd: Mr. Chairman, I would like to make a motion that the Meridian Planning and
Zoning Commission hereby adopts and approves these Findings of Fact and
Conclusions of Law.
Borup: Second.
ROLL CALL VOTE: Borup, aye. De Weerd, aye. Smith,. nay. Nelson, nay. Chairman,
yea.
MOTION CARRIED: All ayes.
Borup: Mr. Chairman, the Planning and Zoning Commission hereby recommends to the
City Council of the City of Meridian that it approve the conditional use permit requested
by the applicant for the property described in the application. The applicant shall satisfy
the conditions set forth in the Findings of Fact and Conclusions of Law or similar
conditions as found justified and appropriate by the City Council and that the property
be required to meet the water and sewer requirements, the fire and life safety codes,
uniform fire code, parking requirements and the paving and landscaping requirements
and all ordinances of the City of Meridian. A conditional use should be subject to review
upon notice to the applicant by the City.
MERIDIAN CITY COUNCIL MEETING: SEPTEMBER 15 1998
APPLICANT: WILKINS RANCH AT THE LAKES .....ION
ITEM NUMBER: 9
REQUEST: CONDITIO 4AL USE PERMIT FOR WILKINS RANCH AT THE LAKES SUB.
AGENCY
CITY CLERK:
CITY ENGINEER:
CITY PLANNING DIRECTOR:
CITY ATTORNEY:
CITY POLICE DEPT:
CITY FIRE DEPT:
CITY BUILDING DEPT:
CITY WATER DEPT:
MERIDIAN SCHOOL DISTRICT:
MERIDIAN POST OFFICE:
ADA COUNTY HIGHWAY DISTRICT:
ADA COUNTY STREET NAME COMMITTEE:
CENTRAL DISTRICT HEALTH:
NAMPA MERIDIAN IRRIGATION:
SETTLERS IRRIGATION:
IDAHO POWER:
US WEST:
INTERMOUNTAIN GAS:
BUREAU OF RECLAMATION:
OTHER:
COMMENTS
SEE ATTACHED MINUTES FROM P & Z
SEE ATTACHED FINDINGS
All Materials presented at public meetings shall become property of the City of Meridian.
Meridian Planning and Zoning Commission
July 22, 1998 Special Meeting
Page 26
Borup: Yeah, are we assuming that this meets what the applicant (inaudible).
Smith: To replot 9 and 10? That works for me. l don't know if there's anything
additional that either of you want to add on to it. And do we want to table this or
continue the public hearing?
Prior: Actually you want to continue the public hearing is the proper procedure. Now
how much the city clerk Berg may not want to hear this, we need to continue the public
hearing to allow the applicant to make the necessary changes. The lots 9. and 10 if I'm
clarified on this is to be incorporated into open space. Then it will be resubmitted.
Smith: Mr. Chairman, I'd like to make a motion that we.continue this public hearing on
preliminary plat for Wilkins Ranch at the Lake, give the applicant time to revise the
preliminary plat to include lots 9 and 10 along North Cowhide Avenue into the open
space identified as lot 5 and incorporate the part of lot 5 that is' now open space into lot
11 until our August 11th meeting.
MacCoy: Do I hear a second?
Nelson: Second.
Borup: I believe that's lot 8, block 5.
Smith: I'm sorry.
Borup: Yeah, that little one is too hard to read.
Smith: I'm sorry I — block 5, lot 8, thank you.
Borup: Are covered on the correction okay?
Prior: You're fine. There's been a motion that lot 8, block 5 and lot 10 and lot 9 are.
incorporated. There's been a motion. There's been a second. I need a vote.
MacCoy: All in favor?
MOTION CARRIED: All ayes.
ITEM NO. 3: CONTINUED PUBLIC HEARING: REQUEST FOR CONDITIONAL USE
PERMIT -FOR A PLANNED UNIT DEVELOPMENT FOR WILKINS RANCH AT THE
LAKES SUBDIVISION. BY STEINER DEVELOPMENT LLC --- EAST OF BLACK
CATiUSTICK INTERSECTION AND SOUTH OF USTICK ROAD.
Meridian Planning and Zoning Commission -
July 22, 1998 Special Meeting
Page 27
STEVE BRADBURY 877 MAIN WAS SWORN BY THE ASSISTANT CITY ATTORNEY.
Bradbury: Thank you very much. Mr. Chairman, members of the commission, I don't
have anything to add to this item. I'd simply like to ask that the testimony and
discussion from the previous item be incorporated into this public hearing. But I would
be pleased to respond to any additional questions.
MacCoy: Mr. Borup, do you have any questions?
Borup: I have none.
MacCoy: Mr. Smith?
Smith: None.
Nelson: I have none.
MacCoy: Commissioner Nelson doesn't have any either. And we don't have anybody
in the house, so Commissioners what do you have in mind?
Prior: Is the public hearing closed? I'm sorry I missed that.
MacCoy: No, I didn't close the pubic hearing.
Borup: We have no other comments. We can close the public hearing. Don't we need
to close the public hearing first before we.make a motion?
MacCoy: Yes, we can. Since there's no other comments, the public hearing is now
closed. Commissioners?
Smith: Is the motion on this — is the appropriate time to ask for the license agreement
with the irrigation district?
Prior: I wouldn't worry about it too much. The public hearing has been closed at this ---- -
point so no.
Smith: I mean making that as part of a motion?
Prior: That you prepare Findings of Fact and Conclusions of Law. You can do that if
you'd like. I'm going to do it anyway so whether you do it or not, it doesn't make any
difference. At this point Findings of Fact and Conclusions of Law would be the proper
motion though.
Meridian Planning and Zoning Commission
July 22, 1998 Special Meeting
Page 28
Smith: Mr. Chairman, I'd like to make a motion that we direct the Assistant City
Attorney to prepare Findings of Fact and Conclusions of Law on this item.
Nelson: Second.
MacCoy: All in favor?
MOTION CARRIED: All ayes.
Nelson: Mr. Chairman, I would like to make a motion that we adjourn.
Smith: Second. Wait; I'll withdraw that second and allow Mr. Prior -
Prior: Mr. Chairman, very briefly I had an opportunity to speak with some of the special
counsel and some of the concerns about the lengthy meetings; and I'll be r a brief
here. I spoke with them. What we are going to try to do is pass some type
resolution for a policy. What I'm going to ask -the commission very briefly is come up
with some ideas as to what they would like to incorporate as a policy for the next
meeting. I'm talking about things such as requiring all people who come up to speak to
be limited to a five minute discussion about their projects; and that will be it. Some
things such as having a cap on the length of the meeting itself. In other words allowing
the meeting to only go until 11:00 p.m. and anything after the 11:00 deadline will have to
be considered at the next meeting. It's purely within your, procedural rights to set those
kinds of things. Anything else that you would like to add then I'll draft an ordinance with
your approval within 30 days. That's all I have.
MacCoy: All right. Thank you.
Borup: Are we going to discuss that sometime?
Prior: I would. like you to come up with some ideas and —
MacCoy: He's jumping the gun on me right here. He's a head -of me. Between now
and the next meeting for the commissioners, we will have a meeting, and I've already -
asked you to come 'up with some suggestions of what you're going to see. Some of the
material we are going to discuss on that is just what John's gone through because he
and I have spent a considerable time like I already said going through some of these
details because I have personally fed up with this 2:00 in the morning situation. Nobody
does well at that, and we are all going to end up looking up for a better timing. I am
willing to go as we have discussed in the past all of us for two meetings a month if we
have to based on the log that we have to review the materia! that is presented to the
city. So that will be something we will have to discuss. But before our next meeting we
will have had our meeting.
BEFORE THE MERIDIAN PLANNING AND ZONING COMMISSION
STEINER DEVELOPMENT LLC
CONDITIONAL USE PERMIT T OTHE THE SUBDIVISION
PLANNED UNIT DEVELOPMENT
WILKINS RANCH A
EAST OF BLACK CAT/USTICK INTERSECTION AND SOUTH OF USTICK ROAD
MERIDIAN, IDAHO
FINDINGS OF FACT AND CONCLUSIONS OF LAW
The above entitled matter having come on for public hearings
ril 14, 1998, May 12, 1998, June 17, July 14, 1998, and July
on Ap licant,
22, 1998, at the hour of 7:00 o'clock p•m•►
the App
appearing through its representative,
Steve Bradbury, the Planning
and Zoning Commission of the City
of Meridian having duly
considered the evidence and the matter makes the following Findings
of Fact and Conclusions of Law.
FINDINGS OF FACT
1, A notice of a public hearing on the application for the
conditional use permit was published for two (2)
consecutive weeks
prior to said public hearings scheduled on April 14, 1998, May 12,
1998, June 17,
1998, July 14, 1998, and July 22 1998, the first
,
ublication of which was fifteen (15) days prior to said hearings:
p ril 14, 1998, May 12,
that the matter was duly considered at the Ap
98 June 17, 1998, July 14, 1998, and July 22, 1998, hearings;
19 ,
the ublic was given full opportunity to express comments and
that p
bmit evidence; and that copies of all notices were available to
su _ page 1
FINDINGS EAND
LLC CONDITIONAL
PERMIT
STEINER DEVELOPMENT
WILKINS RANCH - PLANNED UNIT DEVELOPMENT
newspaper, radio and television stations.
2. The property is located outside the City of Meridian
City Limits but within the jurisdictional mile. The property is
East of Black Cat/Ustick and South of Ustick Road. The property is
described in the application for a conditional use permit, which
description is incorporated herein as if set forth in full. The
Applicant is the owner of record of the property.
3. Pursuant to the application, the property is presently
zoned as Rural Transition (RT) with 36.71 acres, and Low Density
Residential (R-4) with 15.17 acres. Applicant is requesting an R-
4, Low Density Residential District,
with a Planned Unit
Development (PUD) of 51.88 acres. The proposed use of the property
is to construct a total of 260 single family detached and attached
units; 118 single family units, 35 custom single family
units, 39
duplexes; 7 triplexes and 2 fourplex.
The Applicant presented a
site plan depicting the location of the proposed use. Pursuant to
the application, the Applicant agrees to pay any additional sewer,
water or trash fees or charges, associated with the use, whether
that use be residential, commercial or industrial.
4. That the R-4 District is described in the Zoning
Ordinance, 11-2-408 B. 3•,
as follows:
R-4 LOW DENSITY gESTDENTIAL DISTRICT: Only single-
family dwellings shall be permitted and no conditional
uses shall be permitted except for Planned Residential
ublic schools. The purpose of the (R -
Development and P permit the establishment of low
4) District is to p and to delineate those
density single-family dwellings,
areas where predominately residential development has,
FINDINGS OF FACT AND CONCLUSIONS OF LAW -
Page 2
STEINER DEVCHOPMPLANNED UNLLC OITDDEVELOPMENUSE T PERMIT -
WILKINS RAN
or is likely to occur in accord with the Comprehensioe
Plan of the City, and to protect the integrity
residential areas by prohibiting the intrusion of
incompatible non-residential uses. The (R-4) District
allows for a maximum of four (4) dwelling units per acre
and requires connectito on
Municipal Water and Sewer
systems of the City of
Meridian.
5. That the planned residential development of 260 single
units, 35
family detached and attached units; 118 single family four lex
custom single family units, 39 duplexes; 7 triplexes and 2 p
proposed by the
in a district of R-4 Low Density
Residential, as p P
Applicant, is an allowed conditional use in the R-4 District. and
6. That the subject property is presently active farml
with one single family residence on 36.71 acres and former farmland
on the 15.17 acres. and is
7. That sewer and water is available to the property
required.
8. At the April 14, 1998, public hearing the following
testimony was given.
g. Mr. Steve Bradbury substantially testified as follows;
36 acres is what is being proposed for
that the northwesterly proposed
annexation and the northeasterly 36 acres is what is being pro p
for annexation, with a zoning of Rural Transition (RT), with an R -R
designation, which would be consistent with the R-4 zones around
g in the
the project. That the southwesterly 15 acres is already
Cit and zoned R-4; that the project encompasses a little under 52
Y
acres, which would include 260 building lots, 153 of those lots
being single family detached buildings,
107 single family attached.
Page 3
FINDINGS OF FACT AND CONCLUSIONS OF LAW -
ITIONAL USE
STEINER DEVELOPMPLANNED UNOTDDEVELOPMENT PERMIT -
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Most of those would be two unit townhouses, and three unit
townhouses, and two four unit townhouses. This would be about 5
units per acre. He noted that Steiner Development's s purpose for
is 'ect is to provide a variety of housing types and living
th pro7 area
choices within a single family
community. Each type of Living
s been segregated within this project with a total of 5 different
ha this
sections. In the northwest corner, just over 11 acres,
This section is proposed to
section will be called "The Meadows"• as single story
have 59 single family
detached living units,
lin s. Minimum square footage for this area would be 1300
dwel g to 1872.
square feet, but ranging in square footage from 1304 up
There are actually six different plans proposed for this area, with
ten
different elevations. Five of the plans have two elevation
oices. Each unit would have a two car garage, and the lot sizes
ch for
vary between 4250 to 10,435 square feet. This area is proposed f lk
ht -of -way. A five foo
private streets with a 42 foot rig proposed.
ate is pro p
will be on one side of the street and a security g osed setbacks.
Additionally, a small park area is planned, and prop
The
northeasterly project, which is a little over 10 yz acres,
osed for 74 single family
will be called "The Plains This is prop
attached units, townhouse type units. Twenty-four 2 unit
houses, six t townhouses. The
town 3 unit townhouses and two 4 uniare feet,
minimum house size will range between 1250 up to 1500 squ
all being single story units. The lot sizes will be 1300 up
to
over 5700 square feet, and the area will be served by a private
AW _ Page 4
OF FACT
LUSIONS OF
STEINER DEVELOPMENT EEVELOPMENTDLLC CCONDITIONAL LUSE PERMIT -
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street with a 42 foot right-of-way. Again, a five foot sidewalk on
one side, and a security gate. There will be setbacks, a small
park area, and a pedestrian access to the school site.
on about 14 1/2
The central area will be called "The Villages"
acres. This project will have 59 single family,
single story,
detached dwellings with house sizes ranging from 1385 to about 1746
square feet. These homes will have either two or three car
garages. Lot sizes will vary from 5400 and up to about 13,50
s uare feet, and setbacks are proposed. This area will be served
q
with public streets built by ACRD. Some park area has been set
aside and a proposed access to the school site.
The final area in this project is called "Moon Lake Park" and
it sits on about 10 ',� acres, and proposed for 35 standard R-4 lots.
This area is for custom built homes with a minimum house size of
1500 square feet. The lots range from 8,000 to 16,000 square feet
and served by public streets built by
ACHD. As well, setbacks
would be the standard city setbacks. The proposal is to use the
Ei ht Mile Lateral and create a pedestrian path to go through this
g and then attached to an
project, across the street to the south,
access way to the golf course.
In the most southerly, and towards the golf course, area of
the project is described as the "Green Brier . This project sits
on 5 �acres, with a proposal of 33 single family attached units.
1,4,
These would consist of 15 two unit townhouses and one 3 unit
townhouse with a minimum square footage varyig from 1250 up to
n
FINDINGS OF FACT AND CONCLUSIONS OF LAW -
Page 5
STEINER DEVELOPMENT LLC CONDITIONAL USE PERMIT -
WILKINS RANCH - PLANNED UNIT DEVELOPMENT
g
sin le story with a two car garage.
1500 square feet, and being
Lot sizes will range from 3850 up to 7350 square feet, and with a
private street on a 50 foot right-of-way. Again, it will have
security gate and setbacks.
inquired how this project was
10. Commissioner Johnson
similar to the Steiner Development at the Lakes at Cherry Lane,
which Mr. Bradbury suggested it was. Mr. Bradbury responded by
noting in the Lake at Cherry Lane immediately to the right there
are some townhouses, which will be gated. Immediately to the left
is single family detached units behind a gated area. Further into
the project there is an R-8 section, and on Peter Boulevard the
tsimilar to The Villages portion of this
lots are 6500 square fee,
project. Even further into the project you get the standard R-4
type of 8,000 square foot units, like The Meadows and The Plains.
This is the same as the Lakes at Cherry Lane. The Villages and
Moon Lake Park would be similar to what is in the central portion
of the Lake at Cherry Lane. He explained it would be similar to
the R-4 sections of the Lake at Cherry
Lane, #3 and #4, and part of
#5. The main difference would be in the Lake at Cherry Lane, the
ide for senior citizens only. This
first two portions, are set as
project does not create an age restricted area.
Commissioner Borup had inquiries pertaining to previous
projects with similar applications, and what the status is on them,
and have they been successful, are they filling up and is there a
is was
need for more of the same. Mr. Bradbury noted he thought
r
FINDINGS OF FACT AND CONCLUSIONS OF LAW
Page 6
STEINER DEVELOPMENT LLC
UNOITDITIONAL USE DEVELOPMENT PERMIT -
WILKINS RANCH
successful. The Lake at Cherry Lane No. 6 was sold out to one
builder, and additionally this same builder purchased half of No.
7. Pertaining to the sale of the houses,
Mr. Bradbury
thought 8
homes were under construction and all were sold, but Doug Campbell
could respond better on that than he could.
Commissioner Borup and Mr. Bradbury, then discussed the density
of the project at the Lakes at Cherry Lane. Commiioner Smith was
ss
Mr.
concerned that they were looking at more instead of less.
Bradbury stated, -I guess then you get to the question of how dense
is
too dense, and I am not sure I can answer the question at 12:05
either." the Assistant City
11. Frank Johnson was sworn in by
Attorney. His first question was why he didn't receive a notice,
and is this a legal hearing if he didn't receive a notice.
Commissioner Johnson questioned where he lived, how far►
and on the
list his was the first name. In response to Mr. Johnson's question
on the legality of the hearing, Commissioner Johnson stated, ,,If we
art, it's probably legal. If the post office didn't do
did our p
eir art, then it probably doesn't affect the City of Meridian,
th p
out of your mail box, but we do have
or somebody stole it
certification here. March 26th. That's all we can do."
was high, and
Mr. Johnson testified he thought
the density
eciall with the surrounding area developments and school. With
esp Y
quite a bit.
the extra traffic that would be involved it would be qthat his
He also wanted it noted where the 260 units on 35 acre:,
_ Page 7
FINDINGS AND
LLC CONDITIONAL
WILKINS RANCH LUSIONS OF LUSE PERMIT -
STEINER DEVELOPMENT _ PLANNED UNIT DEVELOPMENT
water delivery system goes through that area. Commissioner Johnson
noted it would be taken care of, and stated, "There's nothing they
can do to disrupt your water flow." Mr. Johnson noted that they
could make it really miserable, to which Commissioner Johnson noted
anything. Mr. Johnson thought it would go
legally they couldn't do
into the City, but with that kind of density where would it leave
him. Commissioner Johnson commented that he left him with manure
on one side and the sewer plant on the other side.
12. Guy Gage was sworn in and began his testimony
as
follows; that when he 'purchased his property about a year ago the
realtor and the representative of Ashford Greens told him the
development across the fairway from them would be similar type of
development and going around the golf course. He noted it would be
a solid wall of houses with no break in them, if they were attached
buildings. He felt it couldn't get more dense than what this
project was. He commented to his problem with the townhouses, and
what kind of aesthetics were going to be around the solid wall of
townhouses. He wondered if there had been any
drawings or
conceptions on this project. Mr. Gage continued by testifying that
he is opposed to the present density that is down on the finger and
possibly the whole project. He wonders if Meridian would have a
lot of unwarranted type people with so many townhouses. He would
like to see single unattached homes all the way around the
perimeter of the golf course.
13. Mr. Bradbury commented in regards to Mr. Johnson's
FINDINGS OF FACT AND CONCLUSIONS OF LAW -
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STEINER DEVCHOPMPLANNED UNITLLC DDEVELOPMENT USE PERMIT -
WILKINS RAN
concern over the water issue. Any water that is delivered or needs
to be delivered to his property will continue to be delivered to
and this is both as a legal and practical matter.
his property, b law
Mr. Bradbury noted that anything
coming across the property Y
has got to keep coming to him as designed. The other item was over
eration. Mr. Bradbury noted maybe in the restrictive
the dairy o p
on the face of the plat a note could be included
covenants and/or
ely across the street.
that there is a dairy operation immediat
or
This would allow buyers to have first hand notice of the issue'
a rovision on the face of the plat could state as the county
P
wires indicating the project is subject to the right -to -farm act'
req
under Idaho Code. first
Mr. Bradbury then addressed Mr. Gage's concerns by
e he didn't have an opportunity
commenting that it was unfortunate
m
see the materials. Secondly, there will be l6 buildings which ar
separate buildings. Those buildings will around the adeprea and
16 sep ending on the
will be at least 2400 square feet, and some more are a number of
combinations that are built. He stated, ',"There are
ent st les and elevations and so that you don't see a solid
differ Y
wall." You get a variety of elevations and contours.
Mr. Bradbury did comment to the fact staff had not had the
o prepare all the comments,
but they would like to
opportunity t
with the staff and make it comfortable for them. Also, that
work
staff requested a deferral to keep the public hearing open.
C
ommissioner Smith still has concerns over the density and
AW _ Page 9
OF FACT NS OF
STEINER DEVELOPMENT
EEVELOPMENTDLLCNCCONDOITIONALLUSE PERMIT -
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isn't comfortable as the project sits.
Commissioner Borup's final comment for the hearing was a
request to the applicant to obtain the information pertaining to
and the status
the density of the Lakes at Cherry Lane as a whole,
of the build out. He would just like to know what projects are
selling the best.
and
14. Bruce Freckleton, assistant to the City Engineer, comments
Shari Stiles, Planning and Zoning Administrator,
submitted
Ma 6, 1998, which respective comments are incorporated
dated y
herein as set forth hereafter.
GENERAL COMMENTS:
the
1. Any existing irrigation/drainage ditchesect sha os i gtiled
property to be included in this plans will need to be
per City Ordinance 11-9-605.M.
approved by the appropriate irrigation/drainage
or lateral users association, with written
district, approval
submitted to the Public
confirmation of said app
Works Department. No variances
a ianCethhaveis been requested or
tiling of any ditches crossing
2, Any existing domestic wells and/or septic systems within
tic
this project will have to besectiond5f'7 517- Wellsrom their may
service per City Ordinance
be used for non-domestic purposes such as landscape
irrigation.
3, Submit copy of proposed restrictive covenants and/or
ed restrictions for review by the Meridian City
de
Attorney and approval by the City Council.
4, Provide
5► wide sidewalks in accordance with City
Ordinance Section 11-9-606.B.
5 , Submit letter from the Andn street Streenames e CommitMake tang
approving the subdivision
_ Page 10
FINDINGS OAND
LLC CONDITIONALLAW
USE PERMIT
STEINER DEVELOPMENT
WILKINS RANCH - PLANNED UNIT DEVELOPMENT
corrections necessary to conform.
6. Coordinate fire hydrant placement with the City of
Meridian Public Works Department.
plat map any FEMA Flood Plains
7, Indicate on the final p
affecting the area being platted, and detail plans for
reducing or eliminating the boundary.
SITE SPECIFIC CO—W—ZNTS
1. Sanitary sewer service
this main that sitewill
adjacent, to the
extension from the existing Applicant will be responsble to
proposed development. ains to App proposed
construct the sewer
M ion designer gnernd through
to g coordinate Amain
development. Su
sizing and routing with the Public Works Dephemea wer
Sewer manholes are to be provided to keep
lines on the south and west sides of the centerline.
extensions
2. Water service to this site n iadjacent1a developments. of
existing mains installed
Applicant will be responsible construct
trdevelopment.ter
mains to and through the proposed and
Subdivision designer to
Works Departmenordinate main sizing
routing with the Pub
3, The legal description for annexation included in the
application doesn't include a portion of the W. Ustick
Applicant shall submit r o ed revised
site.
Road right-of-way. Pp
annexation perimeter description for the prop
Registered
The legal description shall be prepared by
Land Surveyorthe State of , licensed by Idaho, and shall
conform to all the provisions of the City of iptioMeridian
Resolution No. 158. The legal descrn for
annexation must place this parcel contiguous to the
existing city limit boundary.
ditch easements on the preliminary
4. Identify all existing width, and proposal for
plat map. Show their location,
relocation, vacation, and/or dedication.
be allowed to take direct access off of or
5. No lots will
Wilkins Way. Please include a note to that efa�ec arrow
indicate the of theoorientation by appli able lots.
Symbol on each
Page 11
FINDINGS OF FACT AND CONCLUSIONS OF LAW -
STEINER DEVELOPMENT LLC CONDITIONAL USE PERMIT -
WILKINS RANCH - PLANNED UNIT DEVELOPMENT
6, 250- and 100 -watt high pressure sodium street lights
will be required at locations designated by the Public
Works Department. All street lights cas s locations hallinsareleat
at subdivider's expense. Y
street intersections and/or fire hydrants.
the application
7. The soils report submitted with application
that
indicates that there are areas within this project the peak
could have very high water tables during of a
as well as the possibility
irrigation season, given
perched water table. Special attention should be g
to the design of the storm drainage system within this
experiencing problems with
has been exp
property. The City articularly those
groundwater in drainage areas, particularly
without an outflow to an existing drainage system.
has not indicated whether the pressurized
g. Applicant
stem within this development is to be owned
irrigation sY e homeowners association or the
th
and maintained by Irrigation District, nor has the source
Nampa & Meridian brig ro osed as a
been shown. If the sYstlans1Sa de specifications
for
private system (stem s p the Public
the irrigation system shall be reviewed by plan review
Works Department as part of the de�eSop�ezed irrigation
process. A draft copy of the P ubmitted prior to plan
system 0&M manual must be srequires that
approval. The City of Meridian req a year -
pressurized irrigation systems be supplied by
round source of water. Iaconnect orcreek well
to the source culinary
available, a single-pointIf a single -,point
water system shall be required. shall be
connection is utilized, the developer
responsible for the payment of assessments for the
common areas prior to signature on the final plat by the
Meridian City Engineer.
project will be subject to the City
g, Each lot within this prof as well as
of Meridian'sted force main latecomers fee fee,
the associated
end of
10. Temporary turnarounds shall be required depth
h from an
all streets, longer than one lot dep bases.
intersection, that will be continued in future p
tive that the
1, The applicant has indicated in his area less than the
1 portion of the se
slope on a p the preliminary
minimum 0.40a required; however, the minimum
engineering shows all the sewer meeting
requirements of cover and slope. 12
FINDINGS OF FACT AND CONCLUSIONS OF LAW -
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STEINER DEVELOPMENT LLCNED UNIT DEVELOPMENT USE PERMIT -
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12. The proposal for 33 lots shown along N. Greenbelt Place
more than doubles the original proposal by Brighton
Corporation for this area. Development adjacent to thling of
Cherry Lane Golf Course should enhance congesthe ion. A
openness, not lead to a feeling ears
plethora of duplex units in this location app
undesirable.
13. A detailed landscape plan for the common eas,
including fencing locations, pathways and typesapproval
construction, shall be submitted for review A dlappr of
with the submittal of the final plat map fired for the
credit or cash surety will be req lat.
improvements prior to signature on the final p
14. Permanent non-combustible fencing is to be installed
Eight Mile
along the common area lot line for Pe man , non -
Lateral. Construct six -foot -high, where the City has
combustible per fencing is not
expressly agreed, in writing, that such fencing
necessary.
Fencing is to be in place prior to applying
for building permits.
ude a
15. Proposals for Planned o f the grosps land area isments must cicommon
minimum of ten percent
area. common space shall mean land ares kinglus ar ass,
hPose improvements
street rights-of-way, buildings,
structures, and appurtenances except tof
which are accessible and the
This proposal does all not
the private units within the Eight Mile
meet that requirement. Additionally,
Lateral is being
dad o, in Luse he c for lathis tion oarea mos
area. The availability
questionable.
16. Ada County Highway District requires that W. Corral thisis
be extended to the east to Ni blit vehicular access
particularly important to allow p school
and interneighborhood connectivity eed to to the
to the
A public stub street
to the west. ACRD also requires
undeveloped property c
that the private streets shown be constructed as p
streets.
17. Dakota Ridge Subdivision, to the
requires minimum 8,000 -square
1,500 -square -foot house sizes.
within this subdivision do
requirements for an R-8 zone.
east of this property,
foot lots and minimum
Many lots proposed
ted
not even meet
As a collector street
FINDINGS OF FACT AND CONCLUSIONS OF LAW -
STEINER DEVELOPMENT LLC CONDITIONAL USE PERMIT -
WILKINS RANCH - PLANNED UNIT DEVELOPMENT
Page 13
19
1
will abut lots on the east,
a
should be provided along these
by this Applicant of the Dakota
public hearings.
also be required along each
are exclusive of lots.
20 -foot planting strip
areas, as was requested
Ridge development during
Landscaping setbacks should
side of N. Wilkins Way which
Storage areas shall be provided for the anticipated)
needs of boats, campers and trailers. For typ
ica
residential development, one (1) adequate space shall be
(2) living units. This may be
provided every two
if there is a showing that the
reduced by City action
needs of a particular development are less.
(1) additional l parking space beyond that which is
the Zoning Ordinance may be required for
required by
ing units to accommodate visitor
every three (3) dwell
may be no closer than four feet
parking. Parking areas
(4') to any established street or alleyway.
21. A
maintenance building or approved area shall be
provided that is suitable
pcommon areas.services quired or
the repair and maintenance ofal
22. Does Applicant intend to pay golf course fees of
$600/lot for all units within this development.
23. Staff is concerned about the proposed gated areas.
These areas do not lend themselves to a sense of
and
Community, are hindrances to public safety vehicles,
alienate those who may wish to visit residents within
the development.
including non -
24. Due to the numerous issues involved,
and non-
compliance with Zoning Ordinance req Hi Highway District
compliance with Ada County g y j
ro ect is
requirements, significant redesign of this p
required. exation of the
Staff has no objection to
dedn the development
property with a zoning of R-4 p previously
is compatible with adjacent d Stpfop does andmenanot recommend
approved preliminary p permit or the
approval of the conditional use get input from the
preliminary plat. Applicant should g tion,
Planning & Zoning Commission, withdraw this with plicaicataf and
and submit a new application complying
agency recommendations.
15. The May 12, 1998 Planning and Zoning Public hearing was
FINDINGS OF FACT AND CONCLUSIONS OF LAW -
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STEINER DEVELOPMENT LLC
UNOITDDEVONAL USE ELOPMENT PERMIT -
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tabled until June 17, 1998. The following testimony is from the
Planning and Zoning Public hearing held on June 17, 1998.
16. Steve Bradbury was sworn in and began his testimony by
noting he had nothing to add, and that he felt everything had been
covered, then asked if the previous testimony could be incorporated
into this hearing.
17. Bruce Freckleton had one comment for the hearing
regarding when they anticipate having ACHD's commission approval of
the modifications. He also wanted to know if there would be a
revision to the preliminary plat to reflect all the changes. The
changes were in regards to the open spaces.
18. Commissioner Borup was commented that he would like to
see the density down on this project. He would Like to see 4.25 or
something which is what would be 250 over an average. Commissioner
De Weerd agreed.
19. John Prior inquired if he was to prepare findings
without the final Commission ruling from ACHD. Mr. Bradbury agreed
and if it wasn't approved it would be back to the drawing board.
20. Commissioner Nelson commented that there were enough
issues that have been raised about the project, and made a motion
to continue the hearing until July 14, 1998.
21. The July 14, 1998, public hearing was tabled until July
22, 1998. At the July 22, 1998, public hearing the following
testimony was given.
22. Steve Bradbury was sworn in by the Assistant City
FINDINGS OF FACT AND CONCLUSIONS OF LAW -
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STEINER DEVELOPMENT LLQ CONDITIONAL USE PERMIT -
WILKINS RANCH - PLANNED UNIT DEVELOPMENT
Attorney. Mr. Bradbury noted that the total open space including
landscaping and parks is 5.5 acres. The total acreage for the
proposed project is 51.88 acres, which calculates out to 11% of
open space. He noted that satisfies the open space requirement
for the PUD. Mr. Bradbury noted that the plan calls for a
variety of lot sizes. He discussed specific lots with various
lot sizes. He noted that the developer was proposing a 13 ',,2 foot
landscape strip adjacent to Dakota Ridge. He felt 13 '-� feet was
more appropriate than staff's recommendation at 20 feet because
the road was 4 residential road. Mr. Bradbury noted that their
representative met with the Fire Chief and the Fire Chief
approved the roadway through the Green Briar section of the
proposed development.
Commissioner Nelson inquired about the density of the
project. Mr. Bradbury noted that they are trying for the bonus
density under a PUD. He noted that an R-4 would allow for a 25
increase under the ordinances' PUD standards. The Commissioners
and applicant then went into a lengthy discussion on bonus
densities and open spaces.
Commissioner Borup inquired about the Eight Mile Lateral.
Mr. Bradbury agreed to make it a condition of approval that the
applicant successfully enters into a license agreement with Nampa
Meridian Irrigation District regarding the use of the Eight Mile
Lateral.
Robert Campbell was sworn in by the Assistant City Attorney.
FINDINGS OF FACT AND CONCLUSIONS OF LAW -
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STEINER DEVELOPMENT LLC CONDITIONAL USE PERMIT -
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Mr. Campbell addressed the issue of the aesthetic look of the
townhouses along the golf course. He felt it could be developed
and built to insure a quality looking project. He discussed the
use of extensive landscaping features to enhance the Moon Lake
portion of the development.
Commissioner Nelson noted that he was still uncomfortable
with the bonus density of the project. He requested staff
comments on the proposed project.
Planning and Zoning Administrator Shari Stiles noted that
she was not comfortable with the calculation of the open space.
backs were not up to ordinance
She felt some of the set
requirements.
t her main concern was the use of open
She reiterated thafelt
space for the development. Ms. Stiles also noted that she
the use of gated communities detracts rather than enhances the
sense of community.
Mr. Bradbury noted that the developer is incurring a
considerable expense in landscaping
for the proposed project.
The Applicant and Commissioner then discussed in detail
their thoughts on what was open space and the densities.
The Commissioners and Applicant then came to an agreement
s ace and that prior to
that certain lots would be made into open p
approving the conditional use permit, the Applicant would have
the revised preliminary plat showing the new open space suggested
by the Commission.
FINDINGS OF FACT AND CONCLUSIONS OF LAW -
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STEINER DEVELOPMENT LLC UNITDEVELOPMENTUSE PERMIT
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24. There was no further testimony given at the hearings.
CONCLUSIONS OF LAW
1. All the procedural requirements of the Local Planning
Act and of the Ordinances of the City of Meridian have been met,
including the mailing of notice to owners of property within 300
feet of the external boundaries of the property.
2. The City of Meridian has authority to grant conditional
uses pursuant to Idaho Code Section 67-6512 and pursuant to 11-2-
418 of the Zoning And Development Ordinance of the City of
Meridian.
3. The City has the authority to take judicial notice of
its own ordinances, other governmental statutes and ordinances, and
of actual conditions existing within the City and the State.
4. The property is currently zoned (R-4) Low Density
Residential District. The (R-4), Low Density Residential District
is described in the Zoning Ordinance, 11-2-408 B 3. as follows:
R-4 LOW pENSTTY RESIDENTIAL DISTRICT: Only single-family
dwellings shall be permitted and no conditional uses shall be
for Planned Residential Development and
permitted except
purpose of the (R-4) District is to
public schools. The
of low density single-family
permit the establishment
dwellings, and to delineate those areas where predominately
residential development has, or is likely to occur in accord
with the Comprehensive Plan of the City, and to protect the
integrity of residential areas by prohibiting the intrusion of
incompatible non-residential uses. The (R-4) District allows
ur res
for a maximum oche° Municipal dwelling units c re and rWaterand Sewer systemsof equrthe
connection to
City of Meridian.
FINDINGS OF FACT AND CONCLUSIONS OF LAW -
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STEINER DEVELOPMENT LLC CONDITIONAL USE PERMIT -
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5. Conditional Use Permit is defined in the Zoning And
Development Ordinance, City of Meridian, Idaho as "Permits allowing
an exception to the uses authorized by this Ordinance in a zoning
district."
s authority to place conditions
6. The City of Meridian ha
on a conditional use permit and the use of the property pursuant to
Idaho Code, Section 67-6512, and pursuant to that section
conditions minimizing the adverse impact on other development,
Controlling the duration of development, assuring the development
is maintained properly, and on-site or off-site facilities may be
attached to the permit; that 11-2-418 (D) authorizes the City to
prescribe a set time period for which a conditional use may be in
existence.
7. Section 11-2-418 D. states as follows:
any Conditional Use, the Commission and
In approvingro riate conditions, bonds, and
Council may prescribe app P
y with this Ordinance
safeguards in conformitwhen
Violations of such conditions, bonds or safeguards,Use
made a part of the eterms
deemedunder
violationthe
ofotdhetOrdinance
is granted, shall bal Use. The
and grounds to revoke the a nset time period
Commission and Council may prescribe
for which a Conditional Use may be in existence.
g. This Application for a conditional use has been judged
upon the basis of guidelines contained in Section 11-2-418 of the
Zoning And Development Ordinance of the City of Meridian and upon
the basis of the Local Planning Act of 1975, Title 67, Chapter 65,
Idaho Code, the Comprehensive Plan of the City of Meridian, and the
record submitted to it and the things of which it may take judicial
FINDINGS OF FACT AND CONCLUSIONS OF LAW -
Page 19
STEINER DEVELOPMENT PLANNED UNIT DEVELOPMENTCONDITIONAL
PERMIT
WILKINS RANCH -
notice.
g. Section 11-2-418 C of the Zoning And Development
Ordinance of the City of Meridian sets forth the standards under
which the Planning and Zoning Commission and the City Council shall
review applications for Conditional Use Permits. Upon a review of
those requirements and a review of the facts presented and the
conditions of the area, assuming that the above conditions or
similar ones thereto would be attached to the conditional use, the
Planning and Zoning Commission concludes as follows:
a. The use, would constitute a conditional use and a
conditional use permit would be required by
ordinance;
b. The use would be harmonious with and in accordance
with the Comprehensive Plan and the Ordinance;
c, The use would be designed, constructed, operated
and maintained to be harmonious and appropriate in
appearance with the existing or intended character
of the general vicinity, and that such use will
change the essential character of the same area;
d. The use would not be hazardous or disturbing to
existing or future neighboring uses;
e. The use will be served adequately by essential
public facilities and services such as highways,
streets, police and fire protection, drainage
structures, refuse disposal, water, sewer or that
the person responsible for the establishment
o f
proposed conditional use shall be able to p
adequately any such services;
f. The use will not create excessive additional
requirements at public cost for public facilities
and services and the use will not be detrimental to
the economic welfare of the community;
g. The use will involve uses, activities, processes,
materials, equipment and conditions of operation
that will not be detrimental to any persons,
FINDINGS OF FACT AND CONCLUSIONS OF LAW -
Page 20
STEINER DEVELOPMENT LLC CONDITIONAL USE PERMIT -
WILKINS RANCH - PLANNED UNIT DEVELOPMENT
property or the general welfare by reason of
excessive production of traffic, noise, smoke,
fumes, glare or odors;
h. The use will have vehicular approaches to the
property which shall be so designed as not to
create an interference with traffic on surrounding
public streets; and
i. The development of the property will not result in
the destruction, loss or damage of a natural or
scenic feature of major importance.
It is recommended that the conditional use permit be granted
in this case.
10. It is recommended by the Planning and Zoning Commission
that the previous comments by the Planning and Zoning
Administrator, Shari Stiles, and Assistant City Engineer, Bruce
Freckleton, be incorporated along with the following conditions if
a conditional use permit is granted.
1. Any existing irrigation/drainage ditches crossing
the property to be included in this project, shall
be tiled per City Ordinance 11-9-605 M. Plans
ill
need to be approved by appropriate o
pP pr
irrigation/drainage district, or lateral users
association, with written confirmation of said
approval submitted to the Public Works Department.
2. Any existing domestic wells and/or septic systems
within this project will have to be removed from
their domestic service per City Ordinance Section
5-7-517. Wells may be used for non-domestic
purposes such as landscape irrigation.
3. Determine the seasonal high groundwater elevation,
and submit a profile of the subsurface soil
conditions as prepared by a soil scientist with
street development plans.
4. Submit copy of proposed restrictive covenants
and/or deed restrictions for review by the Meridian
FINDINGS OF FACT AND CONCLUSIONS OF LAW - Page 21
STEINER DEVELOPMENT LLC CONDITIONAL USE PERMIT -
WILKINS RANCH - PLANNED UNIT DEVELOPMENT
City Attorney.
5. Provide five -foot -wide sidewalks in accordance with
City Ordinance Section 11-9-606 B.
6. Submit a letter from the Ada County Street Name
Committee, approving the subdivision and street
names. Make any corrections necessary to conform.
7. Coordinate fire hydrant placement with the Meridian
Public Works Department.
11. Further, a condition of approval is that the Applicant
successfully enter into a License Agreement with Nampa & Meridian
Irrigation District to use the property along the Eight Mile
Lateral of the project as a usable park site. This Agreement shall
be entered into prior to final approval of the conditional use
permit. Further, the Applicant shall submit a copy of said
Agreement to the City for approval, by the City, prior to the
conditional use permit being granted.
12. The above -conditions are concluded to be reasonable and
the Applicant shall meet these conditions.
13. It is recommended that the request for the conditional
use permit be granted.
FINDINGS OF FACT AND CONCLUSIONS OF LAW -
Page 22
STEINER DEVELOPMENT LLC CONDITIONAL USE PERMIT -
WILKINS RANCH - PLANNED UNIT DEVELOPMENT
APPROVAL OF FINDINGS OF FACT AND CONCLUSIONS
The Meridian Planning and Zoning Commission hereby adopts and
approves these Findings of Fact and Conclusions.
r 1 -1TT
COMMISSIONER BORUP
COMMISSIONER De WEERD
COMMISSIONER SMITH
COMMISSIONER NELSON
CHAIRMAN MAC COY(TIE BREAKER)
VOTED
VOTED
VOTED
VOTED
VOTED
DECISION AND RECOMMENDATION
The Meridian Planning and Zoning Commission hereby recommends
to the City Council of the City of Meridian that it approve the
Conditional Use Permit requested by the Applicant for the property
described in the Application. The Applicant shall satisfy the
conditions set forth in the Findings of Fact and Conclusions of Law
or similar conditions as found justified and appropriate by the
City Council and that the property be required to meet the water
and sewer requirements, the Fire and Life Safety Codes, Uniform
Fire Code, parking requirements, and the paving and landscaping
requirements, and all Ordinances of the City of Meridian. The
conditional use should be subject to review upon notice to the
Applicant by the City.
MOTION:
APPROVED:
08-07-98 - Final
DISAPPROVED:
FINDINGS OF FACT AND CONCLUSIONS OF LAW - Page 23
STEINER DEVELOPMENT LLC CONDITIONAL USE PERMIT -
WILKINS RANCH - PLANNED UNIT DEVELOPMENT
Jones . Gledhill . Hess . Andrews . Fuhrman
BradburX & Eiden, P.A.
A T T 0 R N E Y S A T L A W
Stephen A. Bradbury
BY FACSIMILE
Mayor Robert Corrie
City of Meridian
33 E. Idaho Avenue
Meridian, ID 83642
FEcEIVED
SEP 1 1 1998
September 11, 1998 CITY OF MERIDIAN
RE: Wilkins Ranch Subdivision
The Lake at Cherry Lane No. 7 Subdivision
Dear Mayor Corrie:
As you know, this firm represents the developer of the above -referenced
subdivision projects, Steiner Development LLC. The Meridian City Council
currently has scheduled for its consideration on September 15, 1998 applications
for a conditional use permit and preliminary plat for the Wilkins Ranch
Subdivision. I have been asked to request that the Council postpone
consideration of those applications until its meeting of October 6, 1998. The
reason for the requested delay is to permit the applicant to compile and submit to
the City as complete and accurate a package in support of its application as
possible.
I have also been asked to request the Council to consider a modification
to the conditional use permit for The Lake at Cherry Lane No. 7 Subdivision
which was approved on February 18, 1997, to delete the requirement that the
residents in the subdivision be age 55 or older. It is Steiner Development's hope
that this request can be scheduled for consideration by the City Council at its
September 15, 1998 meeting, in place of the Wilkins Ranch Subdivision matter.
P.O. Dox 1097 ♦ 877 Main Street, Suite 500 ♦ Boise, Idaho 83701
Phone (208) 331-1170 ♦ Fax (208) 331-1529
E -Mail Address: js@idalaw.com
Mayor Robert Corrie
September 11, 1998
Page 2
In the event that you have any questions or concerns, or should you with
to discuss this matter further, please feel free to give me a call.
Very truly yours,
btepih�en�A.Bradbury
SAB:II
cc: Doug Campbell (by fax)
Will Berg (by fax)
nnr^c M-2
JONES ♦ GLEDHILL ♦ HESS ♦ ANDREWS ♦ FUHRMAN
BRADBURY & EIDEN, P.A.
877 West Main Street, Suite 500
P.O. Box 1097
Boise, Idaho 83701
208-331-1170
208-331-1529 (fax)
TELECOMMUNICATION COVER PAGE
3 pages including cover page
TO: Will Berg
FAX: 887-4813
FROM: Stephen A. Bradbury
DATE: September 11, 1998
RE: Wilkins Ranch Subdivision/The Lake at Cherry Lane No. 7 Subdivision
DOCUMENTS SENT: 9/11/98 correspondence to Mayor Corrie
NOTES:
CONFIDENTIALITY NOTICE; This facsimile transmission, and/or the documents accompanying it, may contain confidential
information belonging to the sunder which is protected by the attorney/client privilege. 'Phu information is imendcd only fir the use
of the individual or cndry named above. If you are not the intended recipient, you are hereby notified that any disclosure, copying,
distribution, or the taking of any action in rclinnca on the contents of this informution is strictly prohibited. If you have teceivcd this
transmission in error, please notify us immediutcly by telephone to arrange for Tatum of the documents.
❑ Originul will not follow
❑ Original will follow
0 By U.S, mail
❑ By overnight mail: ` Federal Rxpress U.P.S.
❑ 13y
❑ Please cull upon receipt
❑ Response needed M.A.P. or by _
❑ ror your approvaUsignaturc
❑ For your review and/or comments
❑ For yuur information/files
NOTE: Iryou do not receive We total number of pages indicated, please contact Laurie at 331.1170.
cont= ni
Memorandum
To: MAYOR ROBERT D. CORRIE
CC: PLANNING & ZONING COMMISSIONER JOHNSON
CITY CLERK WILLIAM G. BERG
From: WILLIAM F. GRIGRAY
Date: 09/15/98
Re: WILKINS RANCH SUBDIVISION & LAKE @ CHERRY LANE #7
I am in receipt of the September 11, 1998 letter from Stephen Bradbury; my
recommendation regarding his request for postponement can be taken up at the City
Council, Meeting tonight.
Regarding my response to the request that the Council consider a modification of the
conditional use permit for the Lake at Cherry Lane #7 Subdivision (which was
approved Feb. 18'h, 1997), this is a request that should have be made to the Planning
and Zoning Commission. In my opinion, all matters wherein a developer would
seek modification of a condition use permit would have to follow the same process
as the original application due to the rights of the affected parties to have public
hearings and to address any requested modifications.
I am also of the opinion that the criteria and consideration for condition use permit
modification are the same as the original application for condition use permit.
Further, my recommendation that notification should be given to Mr. Bradbury as to
whether the City intends to proceed with the modification of the conditional use
permit. I am willing to assist the Zoning Administrator on this matter if authorized
to do so.
Very truly yours,
�l
William F. Gi ay
Meridian City Attorney
TO: Mayor Corrie and City Council Members
FROM: Tammy de Weerd, P&Z Commission Member
Keith Borup, P&Z Commission Member
DATE: September 2, 1998
RE: Wilkins Ranch Conditional Use Permit / Preliminary Plat
On August l It" the Planning and Zoning Commission voted, 3 ayes to 2 nays, to adopt
and approve the Findings of Fact and Conclusions of Law for a Conditional Use Permit
for Wilkins Ranch at the Lakes Subdivision. All were in favor of the motion to
recommend approval of the preliminary plat. Later, after further study of the submitted
plat, it was apparent the applicant did not meet the Commission's initial request for
change in the open space requirements.
The applicant's representative, Mr. Steve Bradbury, assured the Commission that the
desired changes noted at the Special P&Z meeting on July 22nd had been made. The plat
was then given to Commission members during Mr. Bradbury's comments at the 8/11
meeting. At first glance it appeared the changes were satisfactory. These changes were
to include lot 9 and 10 in the open space shown in block 5, lot 8. Following the meeting,
at second glance, the changes made were not reflective of the specific request. In our
opinion, the motion to recommend both the CUP and the preliminary plat was based on a
false premise.
We believe that Mr. Bradbury and Steiner Corporation misled the Commission by giving
the assumption that the needed changes were made and not giving the Commission
adequate time to study the new plat. We have made several special allowances for this
applicant. This project has been viewed numerous times by the Commission. The
Commission held a special meeting July 22nd specifically to address this project. The
Commission allowed viewing of the revised plat at the last moment, against better
judgement, with the assurance from Mr. Bradbury that everything was in order.
The project now forwarded on to the City Council, as proposed by the applicant, is not
what the P&Z Commission was led to believe it was and thought approved. Keith Borup
and I take responsibility for this oversight and for letting our impatience with this long
drawn-out project to be passed on before we knew without a doubt it was drawn as
desired and verbally presented. We feel that the Commission was deceived. It would be
our personal recommendation that this project be denied and go through the application
process again.
MERIDIAN CITY COUNCIL MEETING: OCTOBER 6 1998
APPLICANT: STEINER DEVELOPMENT ITEM NUMBER:__L_
REQUEST: CONDITIONAL USE PERMIT FOR PUD FOR WILKINS RANCH AT THE LAKES
AGENCY
CITY CLERK:
CITY ENGINEER:
CITY PLANNING DIRECTOR:
CITYATTORNEY:
CITY POLICE DEPT:
CITY FIRE DEPT:
CITY BUILDING DEPT:
CITY WATER DEPT:
MERIDIAN SCHOOL DISTRICT:
MERIDIAN POST OFFICE:
ADA COUNTY HIGHWAY DISTRICT:
ADA COUNTY STREET NAME COMMITTEE:
CENTRAL DISTRICT HEALTH:
NAMPA MERIDIAN IRRIGATION:
SETTLERS IRRIGATION:
IDAHO POWER:
US WEST:
INTERMOUNTAIN GAS:
BUREAU OF RECLAMATION:
OTHER:
COMMENTS
SEE ATTACHED PLAT & BOOKLET
All Materials presented at public meetings shall become property of the City of Meridian.
MERIDIAN CITY COUNCIL MEETING: OCTOBER 20 1998
APPLICANT: STEINER DEVELOPMENT ITEM NUMBER: 6
REQUEST: CONDITIONAL USE PERMIT FOR A PLANNED UNIT DEVELOPMENT FOR WILKINS
RANCH AT THE LAKES SUBDIVISION
AGENCY
CITY CLERK:
CITY ENGINEER:
CITY PLANNING DIRECTOR:
CITY ATTORNEY:
CITY POLICE DEPT:
CITY FIRE DEPT:
CITY BUILDING DEPT:
MERIDIAN SCHOOL DISTRICT:
MERIDIAN POST OFFICE:
ADA COUNTY HIGHWAY DISTRICT:
ADA COUNTY STREET NAME COMMITTEE:
CENTRAL DISTRICT HEALTH:
NAMPA MERIDIAN IRRIGATION:
SETTLERS IRRIGATION:
IDAHO POWER:
US WEST:
INTERMOUNTAIN GAS:
BUREAU OF RECLAMATION:
OTHER:
COMMENTS
NO INFORMATION SUBMITTED
All Materials presented at public meetings shall become property of the City of Meridian.
Memo
TO: Mayor Robert D. Come
City Clerk's Office
Councilman Bird
Councilman Anderson
Councilman Rountree
Councilman Bentley
Shari Stiles, Planning and Zoning
Gary Smith, Public Works
CC: File
From: William F. Gigray, III
J?Fc-F,wED
0 C T 2 0 1998
City Attorney for the City of Meridian
Date: October 19, 1998
Re: STEINER DEVELOPMENT REQUEST
,ANNEXATION AND ZONING OF 36.0171 ACRES
FOR WILKINS RANCH AT THE LAKES NO.6 ON
OCTOBER 6, 1998 CITY COUNCIL AGENDA FOR
PUBLIC HEARING
The public hearing was conducted on the above referenced matter and the City
Council took the following action:
0 Page 1
"Motion made by Councilman Bird and seconded by Councilman Rountree to
approve Findings of Fact and Conclusions of Law. Motion made by Councilman
Bird and seconded by Councilman Bentley to approve decision. Motion made by
Councilman Bentley and seconded by Councilman Bird to direct city attorney to
prepare annexation ordinance ". Motion carried.
Subsequent to that action in the City Council October a agenda Item #7, the City
Council took up the matter of the approval of the Preliminary Plat The Preliminary
Plat would encompass the property subject to the annexation and zoning
designation in Item #6. The City Council's action in Item #7 was as follows:
"Motion made by Councilman Bentley seconded by Councilman Anderson to
deny the preliminary plat`. Motion carried.
This action was followed by a public hearing on what is denoted as Item #8 on the
October a City Council agenda, which was consideration of a Conditional Use
Permit for a Planned Unit Development for Wilkins Ranch At The Lakes, Steiner
Development applicant, which entailed the Planned Unit Development Plan for
the property which is encompassed by the action taken on Item #6. The action of
the City Council on Item #8 was as follows:
" Motion made by Councilman Bentley and seconded by Councilman Anderson to
deny the conditional use permit with,attomey to prepare new Findings of Fact and
Conclusions of Law". Motion carried.
Council action on Item #6 required a Development Agreement to be prepared and
signed as a condition of the annexation and zoning designation. The Findings of
Fact were adopted by the Meridian Planning and Zoning Commission, which are
referred to in the action of the City Council, and include very specific provisions
regarding the actual development that is proposed in the area to be annexed and
zoned.
At this point we have Council action that requires further clarification. Is the City
Council willing to annex the subject property and zone it R-4 as requested by the
developer without the requirement of a development agreement? I suggest that
given the City Council's action on Item #7 and Item #8 that the Council may wish
to reconsider the annexation and zoning action.
I recommend the Council consider amending its action on the Preliminary Plat.
That the Council designate a formal negotiation process to be undertaken
pursuant to Municipal Code Section 11-9-604(e)(5), and direct that the applicant
and designated staff engage in informal negotiations, and that the City Cleric staff
those negotiations, keep minutes of the meetings, post and give appropriate
notice thereof to interested and affected parties.
• Page 2
I therefore recommend the following specific motion:
"This matter coming back before the Council pursuant to its action of October 6,
1998, and considering this council's action granting an annexation and zoning
designation of R-4, subject to a development agreement, and considering the
Council's action in denying a conditional use permit and Planned Unit
Development, and considering the fact that all three (3) applications are part of
and relate to the same project, and it being found to be in the best interest of all
concerned to determine whether or not a negotiation process under the
subdivision ordinance could result in any new recommendation from staff to
Council with regards to any final disposition of this matter; and finding that
Municipal Code Section 11-9-604(e)(5) provides for a specific procedure for which
this can be done; the City Council does hereby defer its action of denial of
Preliminary Plat and it does hereby direct the Planning and Zoning Administrator,
or her designee, and the Public Works Director and/or his designee, to meet with
the designated representatives of the applicant together with any affected parties
who wish to be present for the purpose of conducting an open and infomial
meeting. The meeting shall be chaired by the Public Works Director and/or his
designee at which meeting concerns raised by the protestants of the proposed
development, together with concerns voiced by members of the City Council are
to be reviewed with the applicant and the applicant's representative for the
negotiation of a possible solution and recommendation and report of the City
Council. All meetings will be staf -d by the City Clerk or his designee. The
minutes of the meeting shall be maintained and a report back to the City Council
shall be made at its next regularly scheduled Council meeting on
With regards to recommended action on Item #7,1 recommend that the City
Council withhold any further action on Item #8 and table the same until receipt of
the Findings of Fact and Conclusions of Law and Order Recommended Decision
pending receipt of the report of the negotiation process regarding Item V.
Given the ambiguity of these situations, it is my recommendation that the Council
not consider Findings of Fact and Condusions of Law and Order with regards to
any of these actions until further direction is received.
• Page 3
MERIDIAN PLANNING & ZONING COMMISSION MEETING: AUGUST 11, 1998
APPLICANT: STEINER DEVELOPMENT AGENDA ITEM NUMBER: 9
REQUEST: CONDITION USE PERMIT FOR WILKINS RANCH AT THE LAKES SUBDIVISION
AGENCY COMMENTS
CITY CLERK:
CITY ENGINEER:
CITY PLANNING DIRECTOR:
CITY ATTORNEY:
CITY POLICE DEPT:
CITY FIRE DEPT:
CITY BUILDING DEPT:
MERIDIAN SCHOOL DISTRICT:
MERIDIAN POST OFFICE:
ADA COUNTY HIGHWAY DISTRICT:
ADA COUNTY STREET NAME COMMITTEE:
CENTRAL DISTRICT HEALTH:
NAMPA MERIDIAN IRRIGATION:
SETTLERS IRRIGATION:
IDAHO POWER:
SEE ATTACHED FINDINGS
Vv
US WEST:
INTERMOUNTAIN GAS:
BUREAU OF RECLAMATION:
OTHER:
All Materials presented at public meetings shall become property of the City of Meridian.
UNITS 77000 TO 87000 __
J?FcF-rvED
199
CITY OFMERIDLkN
SUSAN S. EASTLAKE, President
GARY E, RICHARDSON, Vice President
SHERRY R. HUBER, Secretary
Ms Shari Stiles
Meridian Planning and Zoning
City of Meridian
33 East Idaho Street
Meridian, ID 83642
Re: Wilkins Ranch Subdivision
�ECE1��
J U L 14 1998
i' _`. nF MERIDIAN
June 17, 1998
The purpose of this letter is to inform you that the applicant proposed revisions to the Wilkins
Ranch subdivision. The revisions submitted to the District appear to meet current District. The
proposed stub street to the west provides the needed access to the adjacent parcel. The two
walkways to the east,provide the pedestrian connectivity to the school site without linking two
public streets via a private street.
I trust that this information meets your needs. Please feel free to contact our staff if there are
any other questions or concerns.
David Szplett
Planning and Development Engineer
cc: Wilkins Ranch project file
Doug Campbell, Steiner Development
da county highway district
318 East 37th • Boise, Idaho 83714-6499
Phone (208) 387-6100 • FAX (208) 345-7650 • E-mail; tellus@achd.ada.id.us
MERIDIAN PLANNING & ZONING COMMISSION MEETING: JULY 14, 1998
APPLICANT: STEINER DEVELOPMENT AGENDA ITEM NUMBER: 14
REQUEST: CONDITIONAL USE PERMIT FOR WILKINS RANCH AT THE LAKES SUB. EAST OF BLACK
CAT/USTICK INTERSECTION AND SOUTH OF USTICK ROAD
AGENCY
CITY CLERK:
CITY ENGINEER:
CITY PLANNING DIRECTOR:
CITY ATTORNEY:
CITY POLICE DEPT:
CITY FIRE DEPT:
CITY BUILDING DEPT:
MERIDIAN SCHOOL DISTRICT:
MERIDIAN POST OFFICE:
ADA COUNTY HIGHWAY DISTRICT:
ADA COUNTY STREET NAME COMMITTEE:
CENTRAL DISTRICT HEALTH:
NAMPA MERIDIAN IRRIGATION:
SETTLERS IRRIGATION:
IDAHO POWER:
US WEST:
INTERMOUNTAIN GAS:
COMMENTS
SEE ATTACHED MINUTES FROM 6/17/98
0
soil
BUREAU OF RECLAMATION:
OTHER:
All Materials presented at public meetings shall become property of the City of Meridian.
Planning and Zoning Commission Special Meeting
June 17, 1998
Page 40
MOTION CARRIED: All aye.
MacCoy: Move on to item #4, before we start that I'd like to interject we've been at this
thing two hours already this evening and if we continue the same pace we're never
going to get out of here tonight, so I'd like that both the audience which has had part of
this and the Commissioners have a lot a part of this, we need to start coming down with
more concise statements and move on forward.
ITEM #4: CONTINUED PUBLIC HEARING: REQUEST FOR CONDITIONAL USE
PERMIT FOR A PLANNED UNIT DEVELOPMENT FOR WILKINS RANCH AT THE
LAKES SUBDIVISION BY STEINER DEVELOPMENT LLC — EAST OF BLACK
CAT/USTICK INTERSECTION AND SOUTH OF USTICK ROAD:
MacCoy: The applicant at this moment has the floor.
Mr. Chairman, I have nothing to add, I'd simply ask —
Prior: We need to hold it, unfortunately we need to go through the process all over
again, he needs to be sworn in on item #4, if he'd state his name and address again.
Bradbury: Steve Bradbury, 877 Main Street, Boise.
STEVE BRADBURY WAS SWORN BY THE CITY ATTORNEY.
Bradbury: Thank you very much Mr. Chairman, Commission, I simply don't have
anything to add, I think we went over everything we needed to talk about, I'd simply ask
that the previous testimony be incorporated into this hearing.
MacCoy: Thank you. Is there anybody in the audience — this is an open public hearing
— have anything to add to this or ask questions of? There's not —
Freckleton: Mr. Chairman, I just had one question, when do you anticipate having
ACHD's commission approval of your modifications? Will that be in time for the July
hearing?
Bradbury: (Inaudible — away from mike)
Freckleton: Do you anticipate then revising this preliminary plat to reflect all the
changes that —
Bradbury: (Inaudible)
Planning and Zoning Commission Special Meeting
June 17, 1998
Page 41
Freckleton: No, I'm talking about the addition of the open space you've talked about,
you've talked about a lot of things tonight that you intend to do that aren't reflected on
this plat, are those going to be changed for the next time we look at this?
Bradbury: I anticipate that they will, in direct answer to your question.
Freckleton: Okay.
MacCoy: Is there any questions for commissioner of the applicant?
de Weerd: I have none.
Borup: I have one comment Mr. Chairman and I guess just in case I didn't make myself
clear previously, and that's on the question of density, again I like seeing a variety in a
project and 1 think this does that but it's looking at a density greater — I mean that this
project as a whole is looking at a greater density than the specific P.U.D. smaller
portions on the Lakes at Cherry Lane and I think I probably do have a little bit of a
problem with that, I'd like to see the density down — at the very least no more than what
those were and maybe even down more like 4.25 or something which is what would be
25% over an average, again that's one opinion here. That's all, thank you.
de Weerd: I would echo that.
Prior: Chairman MacCoy if I may?
MacCoy: Yes.
Prior: Is it the, just for clarification, is it the and I assume that I'm going to be directed to
prepare Findings, at least I anticipate on item #4, is it the desire of the Commission for
me to prepare Findings without a final Commission ruling from ACHD on that particular
project? That may be something that Mr. Bradbury may want to address. If I'm to
prepare Findings on a conditional use permit without a final determination from ACHD's
commission, if you'd like to talk about that I'd be happy to hear what he has to say, if
he'd like to respond.
Bradbury: Sure, I'd be pleased to. Mr. Prior my feeling is that if this body is inclined to
make a recommendation for approval that it simply be made subject to the receipt of an
approval from the ACHD Commission which is consistent with their intentions and that
way if the ACHD Commission — if the approval or their comments out of ACHD
Commission don't square with what these folks are expecting then we're back to the
drawing board.
Nelson: How do you feel about that Mr. Prior?
Planning and Zoning Commission Special Meeting
June 17, 1998
Page 42
Prior: Pardon me?
Nelson: How do you feel about that?
Prior: It's your desire to do whatever you please folks, I'm here to please you.
Nelson: How does that affect putting together your Facts and Findings if it's pending —
we don't want to waste your time, time's very valuable.
Prior: I'm going to look at the ordinance and make a determination based on the
criteria, if there isn't a final determination from ACHD obviously that's going to be taken
into account and I'll prepare the Findings accordingly, I mean I'm not going to say one
way or the other, I need to delve into this a little bit and make an informed decision
based on what's been offered at the public hearing tonight. I think Mr. Bradbury in
honesty offers an option.
MacCoy: Well just so you feel better about it Counselor, we have done this in the past,
gone from the Commission for Findings of Fact and had said right of the Commission
desk here that it will be pending the acceptance of or receiving thereof the actual report
that we didn't have in our hands and then the burden falls to you to make that — you got
to hold up —
Prior: Obviously, I think my preference is that we have all of the things squared away.
Mr. Freckleton has made reference to a number of items, specifically on the preliminary
plat and some of the other things and there are issues out there that haven't been
addressed, the open space issue, there is intention on the part of the developer to
provide for the 10% space but it hasn't been provided. The densities don't meet — at
least in my mind they don't qualify under the P.U.D. for the bonus densities but I'd have
to look at it again and really consider it in this testimony but obviously it's —
MacCoy: Well the Commissioners can also collectively vote for continuing the hearing.
Prior: It's obviously up to your prerogative Chairman and the Commissions.
MacCoy: Well it's up to the Commissioners here.
Nelson: Mr. Chairman, I think that there's — personally I feel that there's enough issues
been raised here this evening by the Commission and staff that I can't see how we can
ask the City Attorney to prepare Findings at this time, I mean there's just too many
things up in the air it seems and as much as I hate to see the thing drug out another
month, I just don't know how we can move forward with this thing right now with all the
issues that have been raised this evening.
Planning and Zoning Commission Special Meeting
June 17, 1998
Page 43
MacCoy: Well, make a motion.
Nelson: Therefore, I'd like to make a motion that we continue the public hearing for the
request for a conditional use permit till our July 14th meeting.
Borup: Second.
MacCoy: All in favor? Any descending? Do I hear all four ayes?
de Weerd: Yes.
Prior: We may want to do that again, I'm not sure that was picked up Mr. Chairman.
MacCoy: I don't think even I heard it. Alright, we'll start down at the far end then. All in
favor? Any descending?
MOTION CARRIED: All aye.
MacCoy: Passes, it will be continued at the July meeting.
ITEM #5: TABLED JUNE 9,1998: FINDINGS OF FACT AND CONCLUSIONS OF
LAW: REQUEST FOR ANNEXATION AND ZONING OF 121.897 ACRES TO R-4
FOR PROPOSED THOUSAND SPRINGS SUBDIVISION BY FARWEST
DEVELOPERS AND MARTY GOLDSMITH — NORTH OF VICTORY AND WEST OF
EAGLE ROAD:
MacCoy: Is somebody here, the client able to speak -- (Inaudible)
de Weerd: Mr. Chairman, I think it was explained to me at the last meeting that they
couldn't come up and comment because it wasn't a public hearing.
MacCoy: Well that's — the Commissioners have the choice as to whether they have any
questions at this point, you've got the Fact from the counselor in your hands right now,
I'm assuming you do.
Nelson: I have no questions.
Smith: I have none.
Smith: I have comment though that I'd like to add a condition in the Findings of Fact
that the — this was brought up at the last meeting of the single story development along
South Zims Way and South Boiling Springs Way on the south side of the road, I feel it
MERIDIAN PLANNING & ZONING COMMISSION MEETING: APRIL 14, 1998
APPLICANT: STEINER DEVELOPMENT LLC AGENDA ITEM NUMBER: 15
REQUEST: CONDITIONAL USE PERMIT FOR P.U.D. FOR WILKINS RANCH AT THE LAKES SUB.
AGENCY COMMENTS
CITY CLERK:
CITY ENGINEER:
CITY PLANNING DIRECTOR:
CITY ATTORNEY:
CITY POLICE DEPT: REVIEWED
CITY FIRE DEPT: SEE ATTACHED COMMENTS
CITY BUILDING DEPT: SEE ATTACHED COMMENT
MERIDIAN SCHOOL DISTRICT:
MERIDIAN POST OFFICE:
ADA COUNTY HIGHWAY DISTRICT:
ADA COUNTY STREET NAME COMMITTEE:
CENTRAL DISTRICT HEALTH: SEE ATTACHED COMMENTS
NAMPA MERIDIAN IRRIGATION: SEE ATTACHED COMMENTS
SETTLERS IRRIGATION:
IDAHO POWER:
I,
US WEST:
INTERMOUNTAIN GAS: 1" I
BUREAU OF RECLAMATION:
OTHER:
All Materials presented at public meetings shall become property of the City of Meridian.
25 March 1998
Will Berg, City Clerk
City of Meridian
33 East Idaho
Meridian, ID 83642
t
/ i / ♦
101" / /
ff
1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-4395
FAX # 2RHKC MXX 208-463-0183
Phones: Area Code 208
OFFICE: Nampa 466-7861
x5o�xxxx-W)09AX
SHOP: Nampa 466-0663
xk*xxx)04) OSdkx
RE: Preliminary Plat for Wilkins Ranch at the Lakes Sub. NW Y4, Section 3, T3N, R1W.
Dear Commissioners:
The Nampa & Meridian Irrigation District's Eightmile Lateral courses through the middle of the
project. The right-of-way of the Eightmile Lateral is 50 feet; 25 feet from the center each way.
See Idaho Code 42-1208--RIGHTS-OF-WAYNOT SUBJECT TO ADVERSE POSSESSION. The
developer must contact John P. Anderson or Bill Henson at 466-0663 for approval before any
encroachment or change of right-of-way occurs.
The Nampa & Meridian Irrigation District requires a Land Use Change/Site Development
application be filed for review prior to final platting. All laterals and waste ways must be
protected. All municipal surface drainage must be retained on site. If any surface drainage
leaves the site, the Nampa & Meridian Irrigation District must review drainage plans. Contact
Donna Moore at 466-7861 for further information.
The developer must comply with Idaho Code 31-3805. It is recommended that irrigation water
be made available to all developments within the Nampa & Meridian Irrigation District.
Sincerely,
Bal Henson, Asst. Water Superintendent
NAMPA & MERIDIAN IRRIGATION DISTRICT
BH.•dln
cc: File - Shop
File - Office
Water Superintendent
APPROXIMATE IRRIGABLE ACRES
RIVER FLOW RIGHTS - 23,000
BOISE PROJECT RIGHTS - 40,000
26 March 1998
1503 FIRST STREET SOUTH . NAMPA, IDAHO 83651-4395
FAX # 2CAMXXXXXX 208-463-0092
Phones: Area Code 208
OFFICE: Nampa 466-7861
Keith Jacobs, Jr. XRXY cXXX")MX
Pacific Land Surveyors Copy SHOP: Nampa 466-0663
1295 S. Eagle Flight Way xxxxxxxx)=Xxx
Boise, ID 83709
RE: Land Use Change Application for Wilkins Ranch at the
Lakes Sub.
Dear Keith:
Enclosed please find a Land Use Change Application for your use to
file with the Irrigation District for its review on the above
referenced development.
Should this development be planning a pressure urban irrigation
system that will be owned, operated and maintained by the
Irrigation District, I strongly urge you to coordinate with John P.
Anderson, Water Superintendent for the Irrigation District
concerning the installation of the pressure system. .
Enclosed is a questionnaire that you must fill out and return in
order to initiate the process of contractual agreements between you
and the Irrigation District for the ownership, operation and
maintenance of the pressure urban irrigation system.
If you have any questions concerning this matter please feel free
to call on me at the District's office telephone number listed
above, or John Anderson, Water Superintendent, at the District's
shop.
Sincerely,
k0XI -a- . L/7)vU _t,
Donna N. Moore,
Assistant Secretary/Treasurer
cc: File
Water Superintendent
Steiner Development, Inc.
John and Ruth Wilkins
City of Meridian
enc.
APPROXIMATE IRRIGABLE ACRES
RIVER FLOW RIGHTS - 23,000
BOISE PROJECT RIGHTS - 40,000
OFFI IANC
HUB OF TREASURE VALLEY
COUNCIL MEMBERS
WILLIAM G. BERG, JR., City Clerk
A Good Place to Live
WALT W. MORROW. President
JANICE L. SMITH, City Treasurer
GARY D. SMITH, Cityter Engineer
CITY OF MERIDIAN
RONALD R. TOLSMA
CHARLES
BRUCE D. STUART, Water Works Supt.
T, Wa
GLENN R. BENTLEY
JOHN T. SHAWCROFT; Waste Water Supt.
.'33 EAST IDAHO
DENNIS J. SUMMERS. Parks Supt.
MERIDIAN, IDAHO 83642
P_& Z COMMISSION
SHARI L. STILES, P & Z Administrator
Phone (208) 888-4433 • FAX (208) 887-4813
KENNETH W. BOWERS, Fire Chief
Public Works/Building Department (208) 887-2211
JIM JOHNSON, Chairman
MALCOLM MACCOY
W.L. "BILL" GORDON, Police Chief
Legal Department (208) 884-4252
KEITH BORUP
WAYNE G. CROOKSTON, JR., Attorney
MARK NELSON
ROBERT D. CORRIE
BYRON SMITH
Mayor
TRANSMITTAL TO AGENCIES FOR COMMENTS ON DEVELOPMENT PROJECTS
WITH THE CITY OF MERIDIAN
To insure that your comments and recommendations will. be considered by the Meridian
Planning & Zoning Commission, please submit your comments and recommendations
to Meridian City Hall, Attn: Will Berg, City Clerk by: April 7_1998 TRANSMITTAL
DATE: March 18, 1998 HEARING DATE: April 14. 1998
REQUEST: Preliminary Plat for Wilkins Ranch at the Lakes Subdivision NW '/4
Section 3 T 3. R.1 W.
BY: Steiner Development LLC
LOCATION OF PROPERTY OR PROJECT: East of Blackcat/Ustick Intersection
south of Ustick Road
JIM JOHNSON, P/Z
MALCOLM MACCOY, P/Z
MARK NELSON, P/Z
_,BYRON SMITH, P/Z
_,KEITH BORUP, P/Z
_ROBERT CORRIE, MAYOR
_RON ANDERSON, C/C
_CHARLIE ROUNTREE, C/C
—KEITH BIRD, C/C
_GLENN BENTLEY, C/C
_WATER DEPARTMENT
SEWER DEPARTMENT
UILDING DEPARTMENT
_ IRE DEPARTMENT
_POLICE DEPARTMENT
_,CITY ATTORNEY
—CITY ENGINEER
_CITY PLANNER
PARKS DEPARTMENT
CITY FILES
MERIDIAN SCHOOL DISTRICT
MERIDIAN POST OFFICE(PRELIM & FINAL PLAT)
ADA COUNTY HIGHWAY DISTRICT
ADA PLANNING ASSOCIATION
CENTRAL DISTRICT HEALTH
NAMPA MERIDIAN IRRIGATION DISTRICT
SETTLERS IRRIGATION DISTRICT'
IDAHO POWER CO.(PRELIM & FINAL PLAT)
U.S. WEST(PRELIM & FINAL PLAT)
INTERMOUNTAIN GAS(PRELIM & FINAL PLAT)
BUREAU OF RECLAMATION(PRELIM & FINAL PLAT)
IDAHO TRANSPORTATION DEPARTMENT
HUB OF TREASURE VALLEY
WILLIAM G. BERG, JR., City Clerk
A Good Place to Live
WALT W. MORROW, President
JANICE L. SMITH, City Treasurer
GARY D. SMITH, P.E., pity Engineer
CITY OF MERIDIAN
RONALD R. TOLSMA
CH
BRUCE D. STUART, Water Works Supt.
GLENN R. BENTLEY
JOHN T. SHAWCROFT, Waste Water Supt.
33 EAST IDAHO
DENNIS J. SUMMERS, Parks Supt.
MERIDIAN, IDAHO 83(42
P & Z COMMISSION
SHARI L. STILES, P & Z Administrator
Phone (208) 888-4433 • FAX (208) 8874813
KENNETH W. BOWERS, Fire Chief
"BILL"
Public Works/Building Department (208) 887-2211
JIM JOHNSON, Chairman
MALCOLM MACCOY
W.L. GORDON, Police Chief
Legal Department (208).884-4252
KEITH BORUP
WAYNE G. CROOKSTON, JR., Attorney
MARK NELSON
ROBERT D. CORRIE
BYRON SMITH
Mayor
TRANSMITTAL TO AGENCIES FOR COMMENTS ON DEVELOPMENT PROJECTS
WITH THE CITY OF MERIDIAN
To insure that your comments and recommendations will be considered by the Meridian
Planning & Zoning Commission, please submit your comments and recommendations
to Meridian City Hall, Attn: Will Berg, City Clerk by: _ April 7, 1998 TRANSMITTAL
DATE: March 18, 1998 HEARING DATE: April 14, 1998
REQUEST: Preliminary Plat for Wilkins Ranch at the Lakes Subdivision NW '/4
Section I T.3N. R"1W.
BY: Steiner Development LLC
LOCATION OF PROPERTY OR PROJECT: East of Blackcat/Ustick Intersection
south of Ustick Road
JIM JOHNSON, P/Z
MALCOLM MACCOY, P/Z
MARK NELSON, P/Z
—BYRON SMITH, P/Z
_,KEITH BORUP, P/Z
—ROBERT CORRIE, MAYOR
_RON ANDERSON, C/C
_CHARLIE ROUNTREE, C/C
_KEITH BIRD, C/C
_GLENN BENTLEY, C/C
_WATER DEPARTMENT
—SEWER DEPARTMENT
—BUILDING DEPARTMENT
FIRE DEPARTMENT
POLICE DEPARTMENT
_CITY ATTORNEY
_CITY ENGINEER
_CITY PLANNER
PARKS DEPARTMENT
CITY FILES
MERIDIAN SCHOOL DISTRICT
MERIDIAN POST OFFICE(PRELIM & FINAL PLAT)
ADA COUNTY HIGHWAY DISTRICT
ADA PLANNING ASSOCIATION
CENTRAL DISTRICT HEALTH
NAMPA MERIDIAN IRRIGATION DISTRICT
SETTLERS IRRIGATION DISTRICT'
IDAHO POWER CO.(PRELIM & FINAL PLAT)
U.S. WEST(PRELIM & FINAL PLAT)
INTERMOUNTAIN GAS(PRELIM & FINAL PLAT)
BUREAU OF RECLAMATION(PFINAL PLAT)
IDAHO TRANSPORTATION D T ENT
YOUR CONCISE REMARKS:
C11
ENTRAL
DISTRICT
HEALTH
DEPARTMENT
Rezone #
CER, :AL DISTRICT HEALTH DEPAR )ENT
Environmental Health Division
Con ' brial Use # /0'
�reliminaFinal / Short Plat l/i/IGK//JS' 14 ` c/i
❑ I. We have No Objections to this Proposal.
Return to:
❑ Boise
❑ Eagle
❑ Garden City
Meridian
❑ Kuna
❑ ACz
MAR 2 R 1998
❑ 2. We recommend Denial of this Proposal.
CITY OF MIRIDIAN
❑ 3. Specific knowledge as to the exact type of use must be provided before we can comment on this Proposal.
❑ 4. We will require more data concerning soil conditions on this Proposal before we can comment.
❑ 5. Before we can comment concerning individual sewage disposal, we will require more data concerning the depth of.
❑ high seasonal ground water ❑ waste flow characteristics
❑ or bedrock from original grade ❑ other
❑ 6. This office will require a study to assess the impact of nutrients and pathogens to receiving ground waters and/or
surface waters.
❑ 7. This project shall be reviewed by the Idaho Department of Water Resources concerning well construction and
water availability.
0. 8. After written approval from appropriate entities are submitted, we can approve this proposal for:
central sewage ❑ community sewage system ❑ community water well
❑ interim sewage IiKcentral water
❑ individual sewage ❑ individual water
1J 9. The following plan(s) must be submitted to and approved by the Idaho Department of Health & Welfare,
Division of Environmental Quality:
central sewage ❑ community sewage system ❑ community water
❑ sewage dry lines central water
,610. Run-off is not to create a mosquito breeding problem.
❑ 11. This Department would recommend deferral until high seasonal ground water can be determined if other
considerations indicate approval.
❑ 12. If restroom facilities are to be installed, then a sewage system MUST be installed to meet Idaho State Sewage
Regulations.
❑ 13. We will require plans be submitted for a plan review for any:
❑ food establishment ❑ swimming pools or spas ❑ child care center
p ❑ beverage establishment ❑ grocery store
14.ils l3 �� (`'[ Irr►/���` 1� P� Date:
Reviewed By:
jitl'f7"2':->2_ QCIA&r y
(OHD.10/91 rcb, rev. 1/91
Review Sheet
CENTRAL CER. kAL DISTRICT HEALTH DEPAR.. ]ENT
( 24� •• DISTRICT Environmental Health Division
■� ■ 11 HEALTH Return to:
❑
DEPARTMENT Boise
Eagle
Rezone
Rezone # ❑ Garden City
Co ' ' al Use #
Meridian
❑ Kuna
relimina Final /Short Plat,q� 7�+t fro-keFS �U:o��yi
WILLIAM G. BERG, JR., City Clerk
JANICE L. SMITH, City Treasurer
GARY D. SMITH, P.E., City Engineer
BRUCE D. STUART, Water Works Supt.
JOHN T. SHAWCROFT, Waste Water Supt.
DENNIS J. SUMMERS, Parks Supt.
SHARI L. STILES, P & Z Administrator
KENNETH W. BOWERS, Fire Chief
W.L. 'BILL" GORDON, Police Chief
WAYNE G. CROOKSTON, JR., Attorney
HUB OF TREASURE VALLEY r'
A Good Place to Live
CITY OF MERIDIAN
33 EAST IDAHO
MERIDIAN, IDAHO 83642
Phone (208) 888-4433 • FAX (208) 8874813
Public Works/Building Department (208) 887-2211
Legal Department (208) 884-4252
ROBERT D. CORRIE
Mayor
COUNCIL MEMBERS
WALT W. MORROW, President
RONALD R. TOLSMA
CHARLES M. ROUNTREE
GLENN R. BENTLEY
P & Z COMMISSION
JIM JOHNSON, Chairman
MALCOLM MACCOY
KEITH BORUP
MARK NELSON
BYRON SMITH
TRANSMITTAL TO AGENCIES FOR COMMENTS ON DEVELOPMENT PROJECTS
WITH THE CITY OF MERIDIAN
To insure that your comments and recommendations Will be considered by the Meridian
Planning & Zoning Commission, please submit your comments and recommendations
to Meridian City Hall, Attn: Will Berg, City Clerk by: April 7, 1998 TRANSMITTAL
DATE: March 18, 1998 HEARING DATE: April 14. 1998
REQUEST: Preliminary Plat for Wilkins Ranch at the Lakes Subdivision NW 1/4
Section 3 T.3N. RAW.
BY: Steiner Development LLC
LOCATION OF PROPERTY OR PROJECT: East of Blackcat/Ustick Intersection
south of Ustick Road
JIM JOHNSON, P/Z
MALCOLM MACCOY, P/Z
MARK NELSON, P/Z
—BYRON SMITH, P/Z
_KEITH BORUP, P/Z
—ROBERT CORRIE, MAYOR
—RON ANDERSON, C/C
_,CHARLIE ROUNTREE, C/C
_KEITH BIRD, C/C
_GLENN BENTLEY, C/C
_WATER DEPARTMENT
_SEWER DEPARTMENT
—BUILDING DEPARTMENT
--FIRE DEPARTMENT
_POLICE DEPARTMENT
_CITY ATTORNEY
_CITY ENGINEER
_CITY PLANNER
PARKS DEPARTMENT
CITY FILES
.,IJ
�,'� Fl�l, I �.� .. ..,, «r ,L_:: Vit: F�t�•f`'GS 1.
MERIDIAN SCHOOL DISTRICT
MERIDIAN POST OFFICE(PRELIM & FINAL PLAT)
ADA COUNTY HIGHWAY DISTRICT
ADA PLANNING ASSOCIATION
CENTRAL DISTRICT HEALTH
NAMPA MERIDIAN IRRIGATION DISTRICT
SETTLERS IRRIGATION DISTRICT
IDAHO POWER CO.(PRELIM & FINAL PLAT)
U.S. WEST(PRELIM & FINAL PLAT)
INTERMOUNTAIN GAS(PRELIM & FINAL PLAT)
BUREAU OF RECLAMATION(PRELIM & FINAL PLAT)
IDAHO TRANSPORTATION DEPARTMENT
YOUR CONCISE REMARKS: 3- 19- 9 d
5 rJt� Anc..�t Si!•yS W i 6c N4 iz 70 7.� sfa Cec9
Sia, -446 7_A t Q-_ W i LL- t k ecp
/-� ,5.� cy,v Fs✓ rA,�c� st �x ;"� .4 .t,.� f�� jf� � f
/oo Gdr-
WILLIAM G. BERG, JR., City Clerk
JANICE L. SMITH, City Treasurer
GARY D. SMITH, P.E., City Engineer
BRUCE D. STUART, Water Works Supt.
JOHN T. SHAWCROFT, Waste Water Supt.
DENNIS J. SUMMERS, Parks Supt.
SHARI L. STILES, P & Z Administrator
KENNETH W. BOWERS, Fire Chief
W.L. "BILL" GORDON, Police Chief
WAYNE G. CROOKSTON, JR., Attorney
HUB OF TREASURE VALLEY
l
A Good Place to Live
CITY OF MERIDIAN
33 EAST IDAHO
MERIDIAN, IDAHO 83642
Phone (208) 888-4433 • FAX (208) 887-4813
Public WorkrAuilding Department'(208) 887-2211
Legal Department (208) 884-4252
ROBERT D. CORRIE
Mayor
. COUNCIL MEMBERS
WALT W. MORROW, President
RONALD R. TOLSMA
CHARLES M. ROUNTREE
GLENN R. BENTLEY
P & Z COMMISSION
JIM JOHNSON, Chairman
MALCOLM MACCOY
KEITH BORUP
MARK NELSON
BYRON SMITH
TRANSMITTAL TO AGENCIES FOR COMMENTS ON DEVELOPMENT PROJECTS
WITH THE CITY OF MERIDIAN
To insure that your comments and recommendations will be considered by the Meridian
Planning & Zoning Commission, please submit your comments and recommendations
to Meridian City Hall, Attn: Will Berg, City Clerk by: April 7, 1998 TRANSMITTAL
DATE: March 18, 1998 HEARINGDATE: April 14. 1998
REQUEST: Preliminary Plat for Wilkins Ranch at the Lakes Subdivision NW '/4
Section 3 T.3N. R.1 W.
BY: Steiner Development LLC
LOCATION OF PROPERTY OR PROJECT: East of Blackcat/Ustick Intersection
south of Ustick Road
JIM JOHNSON, P/2
MALCOLM MACCOY, P/Z
MARK NELSON, P/Z
_BYRON SMITH, P/Z
_KEITH BORUP, P/Z
_ROBERT CORRIE, MAYOR
_RON ANDERSON, C/C
_CHARLIE ROUNTREE, C/C
_KEITH BIRD, C/C
_,GLENN BENTLEY, C/C
WATER DEPARTMENT
_
SEWER DEPARTMENT
_BUILDING DEPARTMENT
_FIRE DEPARTMENT
—POLICE DEPARTMENT
_CITY ATTORNEY
_CITY ENGINEER
—CITY PLANNER
PARKS DEPARTMENT
CITY FILES
MAR 2 3 1998
CITY OF M.ER,Ij)IAN
WASTEWATER ISE' r -f
MERIDIAN SCHOOL DISTRICT
MERIDIAN POST OFFICE(PRELIM & FINAL PLAT)
ADA COUNTY HIGHWAY DISTRICT
ADA PLANNING ASSOCIATION
CENTRAL DISTRICT HEALTH
NAMPA MERIDIAN IRRIGATION DISTRICT
SETTLERS IRRIGATION DISTRICT
IDAHO POWER CO.(PRELIM & FINAL PLAT)
U.S. WEST(PRELIM & FINAL PLAT)
INTERMOUNTAIN GAS(PRELIM & FINAL PLAT)
BUREAU OF RECLAMATION(PRELIM & FINAL PLAT)
IDAHO TRANSPORTATION DEPARTMENT
YOUR CONCISE REMARKS: �, ,4e,e:.
hiAR 2 3 1^198
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WILKINS RANCH AT THE LAKES SUB.
PROPERTY OWNERS WITHIN 300'
Brighton Corporation
12426 W. Explorer Dr., Suite #220
Boise, ID. 83713-1560
Jeanette M. & Ken J. Bush
4653 W. Moon Lake Dr.
Meridian, ID. 83642
Mohr Builders, Inc.
P.O. Box 9283
Boise, ID. 83707
Monarch Homes, Inc.
P.O. Box 369
Meridian, ID. 83642
Seidl Home Company, Inc.
2696 E. Table Rock Rd.
Boise, ID. 83712
The J A Holmes Corp.
1379 E. Hunter Dr.
Meridian, ID. 83642
Guy E. & Janice Gage
2596 N. Crooked Creek Way
Meridian, ID. 83642
Eugene & Ardyce L. Quenzer
3680 N. Black Cat Rd.
Meridian, ID. 83642
C. Frank & Jean E. Johnson Trust
C. F. & J. E. Johnson Co -Trustees
4010 W. Ustick Rd.
Meridian, ID. 83642-5483
Michael G. & Karen L. Sorensen
3150 N. Black Cat Rd.
Meridian, ID. 83642
Terry Stewart Miles Jr. & Verla Miles
3709 Pasadena Dr.
Boise, ID. 83705-4651
Louis J. Steiner / Steiner Development
554 E. Bellevue Rd., Suite #B
Atwater, CA. 95301
City of Meridian
33 E.Idaho
Meridian, ID. 83642-2631
Leonard A. & Feda Nadine
Aschenbrenner
3875 W. Ustick Rd.
Meridian, ID. 83642-5431
Joint School District #2
911 N. Meridian Rd.
Meridian, ID. 83642
WILKINS RANCH AT THE LAKES SUB.
PROPERTY OWNERS WITHIN 300'
Brighton Corporation
12426 W. Explorer Dr., Suite #220
Boise, ID. 83713-1560
Jeanette M. & Ken J. Bush
4653 W. Moon Lake Dr.
Meridian, ID. 83642
Mohr Builders, Inc.
P.O. Box 9283
Boise, ID. 83707
Monarch Homes, Inc.
P.O. Box 369
Meridian, ID. 83642
Seidl Home Company, Inc.
2696 E. Table Rock Rd.
Boise, ID. 83712
The J A Holmes Corp.
1379 E. Hunter Dr.
Meridian, ID. 83642
Guy E. & Janice Gage
2596 N. Crooked Creek Way
Meridian, ID. 83642
Eugene & Ardyce L. Quenzer
3680 N. Black Cat Rd.
Meridian, ID. 83642
C. Frank & Jean E. Johnson Trust
C. F. & J. E. Johnson Co -Trustees
4010 W. Ustick Rd.
Meridian, ID. 83642-5483
Michael G. & Karen L. Sorensen
3150 N. Black Cat Rd.
Meridian, ID. 83642
Terry Stewart Miles Jr. & Verla Miles
3709 Pasadena Dr.
Boise, ID. 83705-4651
Louis J. Steiner / Steiner Development
554 E. Bellevue Rd., Suite #B
Atwater, CA. 95301
City of Meridian
33 E.Idaho
Meridian, ID. 83642-2631
Leonard A. & Feda Nadine
Aschenbrenner
3875 W. Ustick Rd.
Meridian, ID. 83642-5431
Joint School District #2
911 N. Meridian Rd.
Meridian, ID. 83642
MERIDIAN PLANNING & ZONING COMMISSION MEETING: JUNE 17, 1998
APPLICANT: STEINER DEVELOPMENT AGENDA ITEM NUMBER: 4
REQUEST: CONTINUED PUBLIC HEARING: CONDITIONAL USE PERMIT FOR P.U.D. FOR WILKINS
RANCH AT THE LAKES SUB - EAST OF BLACK CAT/USTICK AND SOUTH OF USTICK RD.
AGENCY COMMENTS
CITY CLERK: 3,Ce, GSC keCl -1 a 0 `
CITY ENGINEER:
CITY PLANNING DIRECTOR:
CITY ATTORNEY:
CITY POLICE DEPT:
CITY FIRE DEPT:
CITY BUILDING DEPT:
MERIDIAN SCHOOL DISTRICT:
MERIDIAN POST OFFICE:
ADA COUNTY HIGHWAY DISTRICT:
ADA COUNTY STREET NAME COMMITTEE:
CENTRAL DISTRICT HEALTH:
NAMPA MERIDIAN IRRIGATION:
SETTLERS IRRIGATION:
IDAHO POWER:
US WEST:
INTERMOUNTAIN GAS:
BUREAU OF RECLAMATION:
OTHER:
All Materials presented at public meetings shall become property of the City of Meridian.
PLANNING AND ZONING CONMSSION
JUNE 9, 1998
PAGE 6
Nelson: I have none.
de Weerd: None.
MacCoy: All in favor?
MOTION CARRIED: All aye
ITEM #3: CONTINUED PUBLIC HEARING: REQUEST FOR CONDITIONAL
USE PERMIT FOR A PLANNED USE DEVELOPMENT FOR WILKINS RANCH
AT THE LAKES SUBDIVISION BY STEINER DEVELOPMENT LLC — EAST OF
BLACK CAT/USTICK INTERSECTION AND SOUTH OF USTICK ROAD:
Nelson: Mr. Chairman, I'd like to make a motion that we continue public hearing
for item #3 until our next scheduled meeting Wednesday the 17tH
Smith: Second.
MacCoy: Any discussion?
de Weerd: I have none.
Smith: None.
MacCoy: All in favor?
MOTION CARRIED: All aye.
MacCoy: We'll continue the public hearings on all three items on May 17tH
ITEM #4: FINDINGS OF FACT AND CONCLUSIONS OF LAW: REQUEST
FOR ANNEXATION AND ZONING OF 4.13 ACRES TO C -G BY EAGLE
PARTNERS LLC:
MacCoy: Is a representative here from Eagle Partners? Not yet we don't, okay.
Commissioner's do you have any comments on what was written?
Smith: Mr. Chairman, I have a number of comments.
MacCoy: Alright, go ahead.
Smith: My first question actually, clarification, Mr. Prior, there was some
discussion earlier about the applicant's non-compliance in his existing facilities
and there was some question as to whether or not those non -conforming uses
were whether we had any kind of stick to hold over the applicant on this project
MERIDIAN PLANNING & ZONING COMMISSION MEETING: JUNE 9, 1998
APPLICANT: STEINER DEVELOPMENT AGENDA ITEM NUMBER: 3
REQUEST: CONTINUED PUBLIC HEARING: CONDITIONAL USE PERMIT FOR PUD FOR WILKINS RANCH AT
THE LAKES SUBDIVISION
AGENCY COMMENTS
CITY CLERK: SEE ATTACHED MINUTES FROM 5/12/98
CITY ENGINEER:
CITY PLANNING DIRECTOR:
CITY ATTORNEY:
CITY POLICE DEPT:
CITY FIRE DEPT:
CITY BUILDING DEPT:
MERIDIAN SCHOOL DISTRICT:
MERIDIAN POST OFFICE:
ADA COUNTY HIGHWAY DISTRICT:
ADA COUNTY STREET NAME COMMITTEE:
CENTRAL DISTRICT HEALTH:
NAMPA MERIDIAN IRRIGATION:
SETTLERS IRRIGATION:
IDAHO POWER:
US WEST:
}
V
INTERMOUNTAIN GAS:
BUREAU OF RECLAMATION:
OTHER:
All Materials presented at public meetings shall become property of the City of Meridian.
t
Planning and Zoning Commission
May 12, 1998
Page 2
ITEM NO. 3: CONTINUED PUBLIC HEARING: REQUEST FOR ANNEXATION AND
ZONING OF 36.71 ACRES TO R-4 FOR WILKINS RANCH AT THE LAKES
SUBDIVISION BY STEINER DEVELOPMENT LLC EAST OF BLACK CAT/USTICK
INTERSECTION AND SOUTH OF USTICK ROAD.
Johnson: Is there anyone here who would like to testify on this public hearing? I'll
reopen the hearing at this time. Is there anyone here that's interested in items 3, 4 or 5
that would like to testify? Seeing no one and hearing no one, then I'll close this public
hearing. Oh, I'm sorry, we're continuing that. My fault. So we need a motion really to
continue this if that's what we want to do until our next meeting.
MacCoy: Mr. Chairman, I make a motion that we first table this to June 9th, our next
meeting. Items 3, 4 and 5 for the Wilkins Ranch Property.
Smith: Second.
Johnson: I have a motion and a second to table items 3, 4 and 5 until our regular
meeting on June 9, 1998. All in favor? Opposed?
MOTION CARRIED: All ayes.
ITEM NO. 6: FINDINGS OF FACT AND CONCLUSIONS OF LAW: REQUEST FOR
CONDITIONAL USE PERMIT FOR A RETAIL SHOPPING CENTER (CHELSEA
SQUARE) BY TOM BEVAN — 2030 W. FAIRVIEW.
Johnson: Any changes, additions, deletions to the Findings of Fact as prepared by our
City Attorney? Any comments?
Smith: I do have a comment, and it regarded my comment that I made on signage and
started thinking about it here over the past month, and basically what I'd asked is that
the signage be put on the glass of the buildings, and it was really a stupid comment. I
can't believe I said it. I think my concern on the signage on this project just has to do
that we don't get into some large unattractive signage and I don't know how my fellow
commissioners feel about this, and I don't want to drag this thing out, but I don't want to
limit them to putting signage on the glass because again I think that was a stupid idea,
but if there's some way that we can have some kind of a review process on this project
for signage on the building or establish some kind of criteria as far as height, raised
letters, or something along those lines. Probably something that would give the
applicant the most flexibility and have an opportunity to be creative would be to not
restrict them to a particular type of signage, but to ask them maybe to submit it for
review whether it's for the City Council or Planning and Zoning. I don't know.
INTERMOUNTAIN GAS:
BUREAU OF RECLAMATION:
OTHER:
All Materials presented at public meetings shall become property of the City of Meridian.
MERIDIAN PLANNING & ZONING COMMISSION MEETING: MAY 12, 1998
APPLICANT: STEINER DEVELOPMENT
AGENDA ITEM NUMBER: 5
REQUEST: CONDITIONAL USE PERMIT FOR
PUD FOR PROPOSED WILKINS RANCH AT THE LAKES
SUBDIVISION
AGENCY
COMMENTS
CITY CLERK:
SEE ATTACHED MINUTES FROM 4/14/98
CITY ENGINEER:
SEE ATTACHED COMMENTS
CITY PLANNING DIRECTOR:
SEE ATTACHED COMMENTS
CITY ATTORNEY:
CITY POLICE DEPT:
CITY FIRE DEPT:
CITY BUILDING DEPT:
MERIDIAN SCHOOL DISTRICT:
MERIDIAN POST OFFICE:
ADA COUNTY HIGHWAY DISTRICT:
ADA COUNTY STREET NAME COMMITTEE:
CENTRAL DISTRICT HEALTH:
NAMPA MERIDIAN IRRIGATION:
SETTLERS IRRIGATION:
IDAHO POWER:
US WEST:
INTERMOUNTAIN GAS:
BUREAU OF RECLAMATION:
OTHER:
All Materials presented at public meetings shall become property of the City of Meridian.
MEMORANDUM: CITY OF MERIDIAN May 6, 1998
To: Mayor, City Council, Planning & Zoning
From: Bruce Freckleton, Assistant to City E ee�
Shari Stiles, P&Z Administrator
Re: WILKINS RANCH AT THE LAKES SUBDIVISON by Steiner Development
Request for Annexation & Zoning of 36.71 Acres to R-4 with 195 Lots; and
Request for Preliminary Plat with a Conditional Use Permit for a Planned Unit
Development with a Total of 282 Lots on 51.88 Acres
We have reviewed this submittal and offer the following comments, as conditions of the
application. These conditions shall be.considered in full, unless expressly modified or deleted by
motion of the Meridian City Council:
A portion of this property was originally included in the overall development plan for Ashford
Greens Subdivision. Since the original concept was approved, the original applicant chose not to
exercise its option on the property, and the owner of the property sold it to Steiner Development.
As is common in a planned development, exceptions can be made by Council to district
regulations when they are desirable to achieve the objectives of the proposed PD.
"9-607 E MODIFICATION OF DISTRICT REGULATIONS
A PD shall be allowed only as a Conditional Use in each district subject to the
standards and procedures set forth in this Section. A PD shall be governed by the
regulations of the district or districts in which said PD is located. The approval of
the Final Development Plan for a PD may provide for such exceptions from the
district regulations governing use, density, area, bulk, parking, signs, and other
regulations as may be desirable to achieve the objectives of the proposed PD,
provided such exceptions are consistent with the standards and criteria contained
in this Section."
Variances/exceptions that would need to be approved to grant this CUP in this R-4 zone as
presented would be:
Wilkins Ranch.PP
HUB OF TREASURE VALLEY
Mayor
A Good Place to Live
LEGAL DEPARTMENT
ROBERT D. CORRIE
(208) 884-4264
CITY OF MERIDIAN
Council Members
PUBLIC WORKS
CHARLES ROUNTREE
33 EAST IDAHO
BUILDING DEPARTMENT
(208) 887-2211
GLENN BENTLEY
MERIDIAN, IDAHO 83642
RON ANDERSON
Phone (208) 888-4433 • Fax (208) 887-4813
PLANNING AND ZONING
DEPARTMENT
KEITH BIRD
(208) 884-5533
QFC'ErvED
MAY 0 6 1998
MEMORANDUM: CITY OF MERIDIAN May 6, 1998
To: Mayor, City Council, Planning & Zoning
From: Bruce Freckleton, Assistant to City E ee�
Shari Stiles, P&Z Administrator
Re: WILKINS RANCH AT THE LAKES SUBDIVISON by Steiner Development
Request for Annexation & Zoning of 36.71 Acres to R-4 with 195 Lots; and
Request for Preliminary Plat with a Conditional Use Permit for a Planned Unit
Development with a Total of 282 Lots on 51.88 Acres
We have reviewed this submittal and offer the following comments, as conditions of the
application. These conditions shall be.considered in full, unless expressly modified or deleted by
motion of the Meridian City Council:
A portion of this property was originally included in the overall development plan for Ashford
Greens Subdivision. Since the original concept was approved, the original applicant chose not to
exercise its option on the property, and the owner of the property sold it to Steiner Development.
As is common in a planned development, exceptions can be made by Council to district
regulations when they are desirable to achieve the objectives of the proposed PD.
"9-607 E MODIFICATION OF DISTRICT REGULATIONS
A PD shall be allowed only as a Conditional Use in each district subject to the
standards and procedures set forth in this Section. A PD shall be governed by the
regulations of the district or districts in which said PD is located. The approval of
the Final Development Plan for a PD may provide for such exceptions from the
district regulations governing use, density, area, bulk, parking, signs, and other
regulations as may be desirable to achieve the objectives of the proposed PD,
provided such exceptions are consistent with the standards and criteria contained
in this Section."
Variances/exceptions that would need to be approved to grant this CUP in this R-4 zone as
presented would be:
Wilkins Ranch.PP
Mayor, Council and P&Z
May 6, 1998
Page 2
1. Minimum lot sizes
2. Minimum frontages
3. Minimum roadway widths/private drives
4. Provision of 5' sidewalks on each side
Ordinance Section 11-9-606.B.
5. Front and street side yard setbacks
6. Minimum house size
7. Maximum block length
8. Maximum cul-de-sac length
GENERAL COMMENTS
of roadway in accordance with City
Any existing irrigation/drainage ditches crossing the property to be included in this
project shall be tiled per City Ordinance 11-9-605.M. Plans will need to be approved by
the appropriate irrigation/drainage district, or lateral users association, with written
confirmation of said approval submitted to the Public Works Department. No variances
have been requested for tiling of any ditches crossing this project.
2. Any existing domestic wells and/or septic systems within this project will have to be
removed from their domestic service per City Ordinance Section 5-7-517. Wells may be
used for non-domestic purposes such as landscape irrigation.
3. Submit copy of proposed restrictive covenants and/or deed restrictions for review by the
Meridian City Attorney and approval by the City Council.
4. Provide 5' wide sidewalks in accordance with City Ordinance Section 11-9-606.B.
5. Submit letter from the Ada County Street Name Committee, approving the subdivision
and street names. Make any corrections necessary to conform.
6. Coordinate fire hydrant placement with the City of Meridian Public Works Department.
7. Indicate on the final plat map any FEMA Flood Plains affecting the area being platted,
and detail plans for reducing or eliminating the boundary.
8. Respond in writing, to the each of the comments contained in this memorandum by 5:00
P.M. of the Friday prior to the scheduled hearing by the Meridian Planning and Zoning.
Submit ten copies of the revised Preliminary Plat Map to the City Clerks Office a
minimum of one week prior to the hearing by the Meridian City Council.
SITE SPECIFIC COMMENTS
Sanitary sewer service to this site will be via an extension from the existing main that is
adjacent to the proposed development. Applicant will be responsible to construct the
sewer mains to and through this proposed development. Subdivision designer to
Wilkins RenchPP
Mayor, Council and P&Z
May 6, 1998
Page 3
coordinate main sizing and routing with the Public Works Department. Sewer manholes
are to be provided to keep the sewer lines on the south and west sides of the centerline.
2. Water service to this site will be via extensions of existing mains installed in adjacent
developments. Applicant will be responsible to construct the water mains to and through
this proposed development. Subdivision designer to coordinate main sizing and routing
with the Public Works Department.
3. The legal description for annexation included in the application doesn't include a portion
of the W. Ustick Road right-of-way. Applicant shall submit a revised annexation
perimeter description for the proposed site. The legal description shall be prepared by a
Registered Land Surveyor, licensed by the State of Idaho, and shall conform to all the
provisions of the City of Meridian Resolution No. 158. The legal description for
annexation must place this parcel contiguous to the existing city limit boundary.
4. Identify all existing ditch easements on the preliminary plat map. Show their location,
width, and proposal for relocation, vacation, and/or dedication.
5. No lots will be allowed to take direct access off of N. Wilkins Way. Please include a
note to that effect, or indicate the front of house orientation by an arrow symbol on each
of the applicable lots.
6. 250- and 100 -watt high pressure sodium street lights will be required at locations
designated by the Public Works Department. All street lights shall be installed, at
subdivider's expense. Typical locations are at street intersections and/or fire hydrants.
7. The soils report submitted with the application indicates that there are areas within this
project that could have very high water tables during the peak irrigation season, as well as
the possibility of a perched water table. Special attention should be given to the design of
the storm drainage system within this property. The City has been experiencing problems
with groundwater in drainage areas, particularly those without an outflow to an existing
drainage system
8. Applicant has not indicated whether the pressurized irrigation system within this
development is to be owned and maintained by the homeowners association or the
Nampa & Meridian Irrigation District, nor has the source been shown. If the system is
being proposed as a private system (H.O.A.), plans and specifications for the irrigation
system shall be reviewed by the Public Works Department as part of the development
plan review process. A draft copy of the pressurized irrigation system O&M manual must
be submitted prior to plan approval. The City of Meridian requires that pressurized
irrigation systems be supplied by a year-round source of water. If a creek or well source
is not available, a single -point connection to the culinary water system shall be required.
If a single -point connection is utilized, the developer shall be responsible for the payment
of assessments for the common areas prior to signature on the final plat by the Meridian
City Engineer.
Wilkins Rnnch.PP
Mayor, Council and P&Z
May 6, 1998
Page 4
9. Each lot within this project will be subject to the City of Meridian's lift station
latecomers fee ($221.76 proposed, as well as the associated force main latecomers fee
($253.75 proposed).
10. Temporary turnarounds shall be required at the end of all streets, longer than one lot
depth from an intersection, that will be continued in future phases.
11. The applicant has indicated in his narrative that the slope on a portion of the sewer will
be less than the minimum 0.40% required; however the preliminary engineering shows
all the sewer meeting the minimum requirements of cover and slope.
12. The proposal for 33 lots shown along N. Greenbelt Place more than doubles the original
proposal by Brighton Corporation for this area. Development adjacent to the Cherry
Lane Golf Course should enhance the feeling of openness, not lead to a feeling of
congestion. A plethora of duplex units in this location appears undesirable.
13. A detailed landscape plan for the common areas, including fencing locations, pathways
and types of construction, shall be submitted for review and approval with the submittal
of the final plat map. A letter of credit or cash surety will be required for the
improvements prior to signature on the final plat.
14. Permanent non-combustible fencing is to be installed along the common area lot line for
the Eight Mile Lateral. Construct six -foot -high, permanent, non-combustible perimeter
fencing except where the City has expressly agreed, in writing, that such fencing is not
necessary. Fencing is to be in place prior to applying for building permits.
15. Proposals for Planned Unit Developments must include a minimum of ten percent of the
gross land area as common area. Common open space shall mean land area exclusive of
street rights-of-way, buildings, parking areas, structures, and appurtenances except those
improvements which are accessible and available to all occupants of the private units
within the PD. This proposal does not meet that requirement. Additionally, the Eight
Mile Lateral is being included in the calculation of common area. The availability of use
for this area is questionable.
16. Ada County Highway District requires that W. Corral Lane be extended to the east to
Niemann Drive; this is particularly important to allow public vehicular access and
interneighborhood connectivity to the school site. A public stub street is also needed to
connect to the undeveloped property to the west. ACHD also requires that the private
streets shown be constructed as public streets.
17. Dakota Ridge Subdivision, to the east of this property, requires minimum 8,000 -square
foot lots and minimum 1,500 -square -foot house sizes. Many lots proposed within this
subdivision do not even meet the requirements for an R-8 zone. As a collector street will
Wilkins Rench.PP
Mayor, Council and P&Z
May 6, 1998
Page 5
abut lots on the east, a 20 -foot planting strip should be provided along these areas, as was
requested by this Applicant of the Dakota Ridge development during public hearings.
18. Landscaping setbacks should also be required along each side of N. Wilkins Way which
are exclusive of lots.
19. Storage areas shall be provided for the anticipated needs of boats, campers and trailers.
For typical residential development, one (1) adequate space shall be provided every two
(2) living units. This may be reduced by City action if there is a showing that the needs
of a particular development are less. (City Ordinance 11-9-607.H.1)
20. One (1) additional parking space beyond that which is required by the Zoning Ordinance
may be required for every three (3) dwelling units to accommodate visitor parking.
Parking areas may be no closer than four feet (4) to any established street or alleyway.
(City Ordinance 11-9-607.H.2)
21. A maintenance building or approved area shall be provided that is suitable for the
services required for the repair and maintenance of all common areas. (City Ordinance
11-9-607.H.3)
22. Does Applicant intend to pay golf course fees of $600/lot for all units within this
development?
23. Staff is concerned about the proposed gated areas. These areas do not lend themselves to
a sense of community, are hindrances to public safety vehicles, and alienate those who
may wish to visit residents within the development.
24. Due to the numerous issues involved, including non-compliance with Zoning Ordinance
requirements and non-compliance with Ada County Highway District requirements,
significant redesign of this project is required. Staff has no objection to annexation of the
property with a zoning of R-4 provided the development is compatible with adjacent
development and previously approved preliminary plats. Staff does not recommend
approval of the conditional use permit or the preliminary plat. Applicant should get input
from the Planning & Zoning Commission, withdraw this application, and submit a new
application complying with staff and agency recommendations.
Wilkins RanchPP
MERIDIAN PLANNING AND ZONING
APRIL 14, 1998
PAGE 91
thing, but having a gas station right across the street you, you got all the gas
fumes. You can't sit out in your backyard and enjoy it in the summer time and
barbecue because people over there pumping gas. And I just don't think this
would be good for the citizens around that location. Thank you..
Johnson: Thank you. Any questions? Anyone else? Any comments,
discussion? I'll close the public hearing. This is an application for a conditional
use permit by Albertson's.
Smith: Mr. Chairman, I'd like to make a motion that we direct the city attorney to
prepare Findings of Fact and Conclusions of Law on this application.
MacCoy: Second it.
Johnson: Motion and second to have the city attorney prepare Findings of Fact
and Conclusions of Law at number 12. All in favor?
MOTION CARRIED: All aye.
ITEM NO. 13: PUBLIC HEARING: ANNEXATION AND ZONING OF 36. 71
ACRES FOR WILKINS RANCH AT THE LAKES SUBDIVISION BY STEINER
DEVELOPMENT LLC — EAST OF BLACK CATIUSTICK INTERSECTION AND
SOUTH OF USTICK ROAD:
Johnson: I want to open the public hearing on item no. 13. 1 will now ask the
applicant's representative to come forward and address the commission.
STEVE BRADBURY 877 MAIN STREET, BOISE WAS SWORN BY THE CITY
ATTORNEY.
Bradbury: I'm representing Steiner Development here tonight and I guess there's
three items on your agenda, I am maybe going to suggest that to make it go a
little bit faster, perhaps we could consolidate all the hearings and just do it all at
one time, because I can just talk about —
Johnson: Well, its a good suggestion, but I don't want to do it.
Bradbury: All right. You're the boss. You all have I think one of these booklets
in front of you. Okay. What I'd like to do is just start with page one and read the
whole thing to you if you don't mind.
Johnson: I've read it.
Fradbury: I'm kidding. It's late and I'm just going to try and go through this thing
as quickly as possible. I think just about all the. information you need is
MERIDIAN PLANNING AND ZONING
APRIL 14, 1998
PAGE 92
somewhere in the booklet, and as we go through if you have any questions about
anything, please feel free to stop me. The project in its entirety encompasses
just a little bit under 52 acres, and includes 260 building lots, 153 of those are
single family detached buildings, and then there would be 107 would be single
family attached: Most of those would be two unit townhouses. A couple of three
unit townhouses and a couple of four unit townhouses in there. It equates out to
an overall density of about 5 units per acre. The concept that Steiner
Development is proposing is to provide a variety of housing types and living
choices all in a single community, and what we attempted to do is segregate
each different living type or housing type into different portions of the project, and
so what you'll see is that to make it kind of easy to talk about the project — I'm
going to get you clear back to tab four. The project map has been divided into
five different what we are calling section, and given each one of them a different
name so that it's primarily so it's easy to talk about it: And then behind tab seven
through eleven are the specific details of each one of the various sections telling
you about what is planned to go there. So as- I talk about this, if you want to go
through this tab by tab you can do it that way. All right in the northwest comer of
the project on just over 11 acres is the section that we are calling The Meadows
and information on that portion of the project is behind tab seven. In there is.
proposed for 59 single family detached living units. They are all single story.
The minimum square footage for the housing units would be 1300 feet. May I
should back and I did skip over something, and I don't want to forget to talk about
it. So that it's clear to you the northwesterly 36 acres is what is being proposed
for annexation. The northeasterly 36 acres is what's proposed for annexation.
The southwesterly 15 acres is already in the city. The property that is proposed
for annexation is presently zoned RT in the county zone, and the application is
for it to be R-4 zone designation which is consistent with the R-4 zone
designation which presently exists on the property which is essentially which is
southwesterly of the Eight Mile Lateral, and is already in the city and is also
consistent with the adjoining properties which are all zoned R-4. Anyway, back
to the meadows, there's 1300 square foot minimum houses. There's actually six
different plans proposed in that area. They range from 1304 square feet up to
1872 square feet. Of those six different plans, there are ten different elevations,
so for five of the plans, there's two elevation choices. Each of the units would
have two car garages. The lots sizes in there vary between 4250 square feet
and 10,435 square feet. The access to that part of the subdivision is proposed
for private streets with a 42 foot right-of-way. Five foot sidewalk one side and
there would be a security gate installed to provide security for the other residents
in there. You'll see that there is some park area that is set aside in that portion of
the project and behind tab seven, you can also see a list of the proposed
setbacks. In the northeasterly part of the project, by the way if you want to stop
and talk about each one of these sections as we go, I'm happy to do that.
Otherwise I'll just press on. In the northeasterly portion of the project, just a little
over 10'/2 acre portion called The Plains. Thai is proposed for 74 single family
attached units. Townhouse type units. 24 two unit townhouses, 6 three unity
MERIDIAN PLANNING AND ZONING
APRIL 14, 1998
PAGE 93
townhouses and 2 four unit townhouses. The minimum house size there is
proposed for 1200 square feet, and again the sizes will vary between 1250 up to
1500 square feet. All single story again, all two car garages.'' The lots sizes are
about 3100 square feet up to over 5700 square feet. Again that portion of the
project would be served by a_private street with a 42 foot right-of-way. Five foot
sidewalk on one side. Essentially the same as across the street and in the
Meadows. That too would have a security gate, and again the setbacks you can
see both setbacks in a list behind tab number eight which is where you can find
information on. that. And again that section is also serviced with a park area, and
there would also be a pedestrian access to the school site, which located
immediately adjacent to this portion of the project. Adjacent to and I guess
easterly of.
In the central portion of the project is what's called The Villages, and
there's about 14 and a half acres included in that portion of the project. There
would 59 single family detached dwellings. The minimum house size there would
be 1385 square feet. There's five sizes, ranging from 1385 to about 1746.
Again, they are all single story, and these would have either two or three car
garages. The lot sizes in there are 5400 square feet up to about 13,500 square
feet. That portion of the project would be served by public streets which would
be built to ACHD standards and dedicated to the highway district and the
setbacks again there's a list of proposed setbacks which would be the same as
what are proposed for in The Meadows and in the Plains. And once again you
can see there's some park area set aside in that portion of the project as well.
And in addition there's also a proposed access to the school site which is
adjacent to that portion of the project.
I guess the fourth section is what's called Moon Lake Park and I guess
you can find that one behind tab ten. The acreage in that one is about 10 and a
half acres in there of the proposal is for 35 standard.R-4 lots. These would be for
custom built homes. Minimum house size would be 1500 square feet there. Lot
sizes range from 8,000 up to 16,000 square feet. That portion of the project
would be served by public streets built to ACHD standards and dedicated to the
highway district and the setbacks there would be the standard city setbacks.
You'll note that in the list of setbacks, proposed setbacks for that section, you'll
see that there's a section for. garage setback of 18 feet. You should eliminate
that, that's a mistake. The setbacks in that section would be all city standard
which would be a 20 foot front setback including the garage. As part of that
project proposal is to use the Eight Mile Lateral and create a pedestrian path that
could be used and go through that portion of the project across the street to the
south and attached to an access way to the golf course, which is located south of
the project. So there's a golf course access that comes out of that project
heading south.
MERIDIAN PLANNING'AND ZONING
APRIL 14, 1998 i
PAGE 94
In the most southerly portion of the project and what I described as the
finger that points down toward the south, towards the golf course, they are calling
the Green Brier portion of the project. There's about 5 and a'quarter acres in
there. The proposal is for 33 -single family attached units. These would 15 two
unit townhouses and one 3 unit townhouse. The minimum square footage for
those homes would 1250 square feet, and they vary up to 1500 square feet
depending on the unit that is selected. Again they are all single story, and would
include two car garages. The lot sizes in this portion of the project range from
3850 square up to 7350 square feet. The proposal is for a private street on a 50
foot right-of-way here. And also have a security gate, and again the setbacks are
shown in the list in the booklet. That's really all that I kind of wanted to just try to
hit the highlights and I'd be pleased to answer any questions. What I would like
to try to impress upon you is that the project that you'see before you here is very
similar in nature to the project that..
Steiner Development has under development
over at the Lakes at Cherry Lane. - Same basic type of a concept of providing a
variety of houses for a variety of different types of users, and for any of you who
haven't seen that project, I certainly encourage you to take a drive over there and
take a look at what's under construction there and what has been built there
because it's very similar to what you will see in this project if it were approved.
I'd be pleased to respond to any questions you may have.
Johnson: Well, Steve, you say it's similar, but with respect to the other than the
single family structures, isn't it somewhat different?
Bradbury: I guess — maybe I need to be more specific by what I mean by similar.
In the Lake at Cherry Lane, as you go in off of Ten Mile, immediately to the right
you have some townhouse, you have a townhouse project which is gated or will
be gated and immediately to the left, you have some single family detached units
that are also behind a gated subdivision. As you go into the project more, there
is an R-8 section which I guess would be northerly of the main collector. Peter
Boulevard that comes through there, and those are on lots that are 6500 square
feet. So that would be similar to what you see in the villages portion of this
project, and then as you go further into that project, you get into the standard R-4
type of 8,000 square foot units. So what we have here is in the Meadows and
the Plains, you have the same kinds of dwellings as you come into the Lake at
Cherry and then the villages.would be similar to what you have in the central
portion of the Lake at Cherry Lane and then this Moon Lake Park which is
proposed for Wilkins Ranch. It would be similar to the R4 sections of the Lake
at Cherry Lane which is probably mostly found in subdivisions #3,and 4 and part
of 5 in the Lake at Cherry Lane. Now the difference. And you are right, there is
a difference. The main difference is that in the Lake at Cherry Lane, those first
two portions that you see immediately when you come into the subdivision are
set aside for senior citizens only. Whereas in this project, that is not the case.
There's no attempt to create a age restricted community here. Did I cor ie close
to answering your question?
MERIDIAN PLANNING AND ZONING
APRIL 14, 1998
PAGE 95
Johnson: Oh, sure. Any questions from the commissioners.
Borup: I've got a couple I think. And the fact that this is very similar to the
others, I think raises the question, several (inaudible) have done some of the
same thing with the decreased density and the private roads and reduced
setbacks, etc. It looks like there's probably hopefully a need in Meridian. The
question I have is how what's the status of those previous projects? Have they
been as successful as you had hoped? Are you filling those up and needing
more of the same or are — it didn't look to me like they are at that stage yet..
Bradbury: Well, Mr. Campbell who is here and represents Steiner Development
can probably answer the question, somewhat more authoritatively than I can, but
what I'm understanding is that it's:been very successful. The Lake at Chert'
Lane No. 6 was essentially sold out to a builder who thought enough of it to take
the whole thing and has taken about half of number 7 which is the higher density
areas. And I don't know, I can't tell you —
Borup: That's the lots. How about the buildings? How's the sales on those?
Bradbury: Well, my understanding is that there S under construction and all
sold? Ten. Right. Of course we haven't built number seven yet, so don't know
how that one is, but in the — well maybe I ought to let you talk to Doug about it,
because he can give you numbers and do a lot better than I can.
Borup: That probably answered both my questions. The other thing I had, do
you have any idea what the total density for Lakes at Cherry Lane, all phases
would average out?
Bradbury: I couldn't tell you. I don't know. I'm looking at the engineer and he's
shaking his head. We could probably figure it out for you.
Borup: Well, I know you could figure it out.
Bradbury: But I don't know it.
Smith: I guess my only concern is just the density and we're looking at more
instead of less out here as opposed to what's kind of to the southeast, but I mean
I guess I was just you know I'd just kind of like to see something out there more
along the density more tuned to the Ashford Greens as opposed to what's kind of
oozed out that way from the east. So I really, nothing specific. I guess I'm just
concerned about the number of attached homes and so forth.
MERIDIAN PLANNING AND ZONING
r_
APRIL, 14, 1998 t
PAGE 96
Bradbury: Sure and I understand. because I kind of had — when I look at it, I
probably get the same impression that you get, but the when I take a look at that
entire mile section and look at what is there and approved,well I.should say what
is constructed what's in existence and what is approved but not yet there. I find
that entire section is being built with this type of a mix of uses. I mean you find
even in the Ashford Greens, although what you see there now are the primarily
the standard R4 lots. What has previously been approved and has just simply
not yet built is some higher density areas that I expect that you will probably see
before too awful long, and of course immediately adjacent to this in the Lake at
Cherry Lane that Steiner has developed it has a density that I think that you are
going to find is going to be fairly similar to. this. I guess then you get to the
question of how dense is too dense, and) am not sure I can answer the question
at 12:05 either.
Smith: I'm not sure I want to hear -it at 12:05 either.
Johnson: Speaking of dense, did you have a. question John? Any other
questions of Steve?
Bradbury: There's no gas station on this site though.
Prior: I feel very strongly about gas stations. I want you to know that.
FRANK JOHNSON 4010 W. USTICK ROAD WAS SWORN BY THE CITY
ATTORNEY.
F. Johnson: First question is why didn't I get a notice?
Johnson: Where do you live? How far? Right across the road. We got a list
somewhere.
F. Johnson: Is this the legal hearing, if I didn't get a notice?
Johnson: Well, I'm not an attorney, but we've got one here. Let me look for this
list.
F. Johnson: Well, I know you've got my name.
Johnson: I'm looking at the list, and you're the first guy on the list. We've got the
right address on there?
F. Johnson: Yep, I've only lived there for 61 years, so it ought to be.
Johnson: 4040 W. Ustick Road.
MERIDIAN PLANNING AND ZONING
APRIL 14, 1998
PAGE 97
F. Johnson: Yeah. We've got a copy of all the notices that went out because
those go out certified and you should look in his box.
F. Johnson: Well, I'm sure you paid the post office to deliver, but -I never got it
Johnson: Oh, okay, I don't doubt that. I think the point I'm trying to make is,
obviously there's no intent here to circumvent anybody within the area.
F. Johnson: Yeah, but is it a legal hearing if you don't notify all the land owners?
Johnson: If we did our part, it's probably legal. If the post office didn't do their
part, then it probably doesn't affect the City. of Meridian, or somebody stole it out
of your mail box, but we do have certification here. March 26th. That's all we can
do. (End of Tape)
Johnson: And you really are first right?
F. Johnson: Well, 1 thought I was. I don't think that makes any difference any
more.
Johnson: 1 don't know. I don't anything about that. Did you have any questions
on the development at all?
F. Johnson: Well, I think it's pretty high density for out there when you figure
Dakota Ridge will have 90. Angel Creek will have 49, and you got the school,
and you got 260 there, and you add up all that extra traffic on Ustick Road, that's
going to be quite a bit of traffic. The legal notice in the paper said 260 units on
35 acres, and I'd like for you to also make note that I've got my water delivery
system goes through that place.
Johnson: Right. That would be taken care of. There's nothing they can do to
disrupt your water flow.
F. Johnson: Well, they can't disrupt but make it damned miserable.
Johnson: Well, I'm just talking legally here. They can't shut your water off. So,
you don't think it's a good idea. Is that what you are trying to tell us?
F. Johnson: Well, I'm sure that it's going to go in the city, .but with that kind of
density, I don't know and see I was at one meeting here when you mentioned like
my own place, the reason that you zoned it the way it is zoned was to protect the
sewer plant and leavo; root n for future expansions. So where does that leave
me?
MERIDIAN PLANNING AND ZONING
APRIL 14, 1998
PAGE 98
Johnson: That leaves you with manure on one side and the sewer plant on the
other is what it leaves you.
F. Johnson: And I know my cows don't stink anywhere near the sewer plant.
Johnson: You may not have to worry about the prevailing wind. You're going to
get it anyway.
F. Johnson: Well, I guess that's all I have to say.-
Johnson:
ay:
Johnson: Okay, Frank. -Sorry you didn't get the message, but we sure tried to
send it out; the notice I mean. Anybody else?
GUY GAGE 2596 N. CROOKED CREEK WAY WAS SWORN BY THE CITY
ATTORNEY.
Gage: We live right straight across the fairway from the finger as he called it. I
think that's what they are giving us.
Prior: They're giving you the finger, aren't they?
Johnson: Could we get that back up on the — do we have a drawing or just
what's in here? You didn't bring anything for an easel. We'll work with that.
Gage: When we purchased our property approximately a year ago, we were the
first family to move in to the Ashford Greens. Of course our first question was
what was going to be developed across the fairway from us. And the answer
from the realtor and the representative of Ashford Greens was that the
development that was started coming in off of Ten Mile on the moon light streets
would the similar type of development that would be around the golf course. I
see on the plot that we got in the mail here, that some of that is probably true.
But this finger to me looks like it's going to be something maybe like an Arkansas
chicken barn or something. These size of these lots about 30 feet wide
approximately. I don't know what kind of — it'd be just a solid wall of houses
across there. No break in them at all, if these are attached buildings. The
density is just — I don't think it could get more dense than this. I'm having a
problem with the townhouses and what he's got laid out on the upper part here,
but Cherry Lane Golf Course is suppose to be a jewel to the City of Meridian.
What kind of Aesthetics are they going to have around this solid wall of
townhouses? Has there been any drawings or conception there of anything that
they are going to build or what it looks like?
Johnson: Yoah, I don't know if you looked at these packets, but th 3y are pretty
specific.
MERIDIAN PLANNING AND ZONING
APRIL 14, 1998
PAGE 99
Gage: No, we haven't had access to one. Are those the ones that goes down on
the finger? What does the back side that faces the golf course, is that becoming
to the golf course or — Well, anyway, I'm opposed at the present density that
they have down on this finger and possibly the density of the project here.
They've got out on the Ten Mile side they have a lot of these. smaller homes
being built in there. The whole area out on the Ustick clear into Meridian has got
a lot of these small homes, and I'm just getting concerned that we are going to be
blessed with a lot of unwarranted type people that would be coming out into,
these areas. They call them townhouses. I still kind of call them apartments
myself because when they are attached like this, -there's just one wall separating
the other building and whoever thought up the word townhouse is I don't know.
To me it's still an apartment. But 1. am opposed to this type of density. I'd like to
see single unattached homes all the way around the perimeter of this golf course.
Thank you.
Johnson: Okay, thank you, Mr. Gage. Any questions? Anyone else would like
to come forward? Any response from Mr. Bradbury?
Bradbury: Yes, thank you Mr. Chairman. , For Mr. Johnson, perhaps we can help
with his concern. Obviously -all we can do tonight is say any water that is
delivered or needs to be delivered to your property will continue to be delivered
to your property. Both as a legal matter and as a practical matter. Anything that
is coming across this site by law has got to keep coming to you as designed. It
will. Number two with respect to the fact that there's this dairy operation across
the street, I can make a couple of suggestions. One suggestion that maybe is
dealt with in two locations. Either in the restrictive covenants which will be filed
as a part of this project and/or on the face of the plat a note could be included
which calls out the fact that there is a dairy operation immediately across the
street so that any buyer will have notice of the fact and second, we could even
put a provision on to the face of the plat as the county requires indicating that the
project is subject to the right -to -farm act under Idaho Code. In that fashion any
buyer gets notice -of the fact that they take what they get, and if there's dairy
across the street, well, that's what they are getting. And we don't have a problem
with that. With respect to the questions that Mr. Gage is asking, it's unfortunate
that he didn't have an opportunity to see the materials that you all had, but what
I'd like to point out is that in this section that we are calling the finger and boy, I
wish I hadn't said that now, but it's too late. You can't unring the bell. There will
be 16 buildings and they are 16 separate buildings that go around that area, and
combined when you look at them, they each are going to be at least 2400 square
feet and some more depending on the combinations that are built on each one of
these lots. There are a number of different styles and elevations and so that you
don't see a solid wall. What you folks have in your packet behind tab 11, is a
proposed building footprint plan for that portion of tide project, and if you don't
mind I'd like to show Mr. Gage so that he can see it too. So what you get when
MERIDIAN PLANNING AND ZONING
APRIL 14, 1998
PAGE 100
you look at that, is that you get a variety of elevations and you get some contours
and it's not all one flat wall. I mean you get some, I don't know that Mr. Smith
can tell me the word I'm looking for when I'm talking about the fact that it's not all
one line, but there's a variety: What's the word I'm looking for? It's too late.
Anyway, the point I'm trying to make is that you are not going to get, it's not going
to look like an apartment complex with one solid wall going across there. There's
16 separate buildings. Those buildings will have the outward appearance of
single family dwellings. It just so happens that each of them will be housing two
families, and so from where I'm understanding Mr. Gage to be living when he's
looking across the fairway, I think what he's going to be looking at are for
outward appearances, single family dwellings. And by the way, I know he was
concerned about the fact that these are apartments.. They are all going to be
separately sold and theoretically owner occupied. I mean you can't — I guess you
can't'guarantee that some owner might not want to rent out, buy a unit and not
live in it and rent it out, but these are all separately owned and sold. They are
not duplexes where it's all on one- lot and you -buy — well, you live in one and rent
the other. With that I'll respond to any questions that you all may have.
Johnson: Did you have a question. over there?
Bradbury: By the way and I realize that staff have previously indicated that they
hadn't had an opportunity to prepare all the comments they wanted prepared and
were asking for a continuance of the public hearing, and we certainly have no
objection to that. We'd like to work with staff and get them as comfortable as we
possibly can.
Johnson: Right. Thanks for pointing that out. We do have a letter from them
requesting a deferral to keep the public hearing open. Anyone else would like to
come forward on this? Further discussion? I'll keep the public hearing open. Is
there any motion?
Smith: Just quickly I don't know exactly what all staff is concerned about. I still
have some real concerns about the density on this thing. I'm glad we're looking
to continue the public hearing because I think I'm just not comfortable with this
right now as it sit, so I'll go ahead and be the one who makes the motion that we
continue the public hearing on this item until our next meeting on May 12th.
MacCoy: Second it.
Johnson: Any further discussion?
Borup: I would like to add a request to the applicant that. I would interested to
help me, that is I would like to know what the density is of the Lakes at Ghent'
Lane as a whole, and also probably the status of the build out. I mean you have
a nice variety in there, and I would be curious to know which projects are selling,
MERIDIAN PLANNING AND ZONING
APRIL 14, 1998`
PAGE 101
which ones aren't. Which to me would indicate what the public wants and where .
the demand is, and I don't know. If it's going that way. I guess I envisioned that
would be built out and if that's successful you go on with more of, the same. I
don't know at this point if those results are in yet.
Johnson: Probably have that by next meeting. That's not what I meant. Any
other discussion? We have a motion and a second. All in favor. Opposed?
MOTION CARRIES: All ayes.
ITEM NO. 14: PRELIMINARY PLAT FOR. WILKINS RANCH AT THE LAKES
SUBDIVISION BY STEINER DEVELOPMENT LLC -EAST OF BLACK
CAT/USTICK INTERSECTION AND SOUTH OF USTICK ROAD:
Johnson: I will now open that public hearing, and we would incorporate
testimony from the prior public hearing. Are there further comments? Anything
you would like to address the commission with regarding that? You have to be
sworn again.
Bradbury: Do I have to be sworn to say nothing more?
Johnson: Yeah.
STEVE BRADBURY WAS SWORN BY THE CITY ATTORNEY.
Bradbury: I have nothing more to add to that.
Johnson: Anybody have anything to add on the preliminary plat? We will keep
this public hearing open as well. Is there a motion?
Smith: Mr. Chairman, I would like to make a motion that we continue this public
hearing until our next meeting on May 12�h.
MacCoy: Second.
Johnson: Further discussion? All in favor?
MOTION CARRIED: All ayes.
ITEM NO. 15: PUBLIC HEARING CONDITIONAL USE PERMIT FOR A
PLANNED UNIT DEVELOPMENT FOR WILKINS RANCH AT THE LAKES
SUBDIVISION BY STEINER DEVELOPMENT LLC — EAST OF BLACK
CAT/USTICK INTERSECTION AND SOUTH OF USTICK ROAD:
MERIDIAN PLANNING AND ZONING
APRIL 14, 1998`
PAGE l o2
Johnson: Again we would incorporate prior testimony on items 13 and 14.
Anybody have anything they would like to address the commission with? I'll
open the public at this time. Entertain a motion.-
Smith:
otion:Smith: Mr. Chairman, I'd like to make a motion that we continueI this
hearing hearing until our next meeting on May 12th. p bltc
MacCoy: Second.
Johnson: Motion and second to continue the public hearing until May 12th,
further discussion? All in favor? Any
MOTION CARRIED: All ayes.
Johnson: And now we get to move into a workshop. on item no. 16.
ITEM NO. 16: PUBLIC HEARING: AMENDMENTS TO ZONING AND
SUBDIVISION AND DEVELOPMENT ORDINANCES:
Johnson: I'll open the public hearing and ask the City Planning and Zoning
Administrator to address the commission.
SHARI STILES WAS SWORN BY THE CITY ATTORNEY.
Stiles: Thank you. Chairman Johnson, Commissioners, the items that I have
presented and put in your packet, the first item has to deal with the ordinance we
currently called piping of -irrigation ditches. This is not something that the
commissioners deal with normally because when the variances come in on the
ditches, they go directly to the City Council. The Planning and Zoning
Commission doesn't ever hear those problems that come up because of the
ditches. We were instructed, Gary Smith and I were instructed to look at what
Boise City had, and as a result we came up with this three page proposed
ordinance. City Council has reviewed this and made comments and we've made
revisions to comply with their comments. The biggest problem we have is that no
where in the ordinance does it say anything about the size. It's always been a
Policy that. if it required 60 inch pipe or greater, that they wouldn't require tiling of
the ditch. They have since changed that policy to 48 inches. If it was 48 inches
or higher, than they would grant the variance. But another problem we had was
not allowing any leniency as far creating an amenity with some of these existing
n
irrigation ditches and canals, and maybe giving them some relief from some of
Nampa and Meridian Irrigation District's requirements. I don't know ify ou'
ve a chance to look at this. I know You didn't get it until Friday. I would arecia had
any comments you have on that. PP to