HomeMy WebLinkAbout1992 05-05
A G E N D A
MERIDIAN CITY COUNCIL
MAY 5, 1992
ITEM:
MINUTES OF THE PREVIOUS MEETING HELD APRIL 21, 1992: (APPROVED)
1: PROCLAMATION: SPOTLIGHT OUR SCHOOLS WEEK: (APPROVED)
2: PUBLIC HEARING: GRANT FOR IMPROVEMENTS TO SERVE FOREIGN
TRADE ZONE: (APPROVED)
3: FINAL PLAT: CHATEAU MEADOWS EAST # 8: (APPROVED)
4: FINAL PLAT: CHATEAU MEADOWS'.:EAST # 9: (APPROVED)
5: FINAL PLAT: HAVEN COVE # I, FORMERLY BETHHAVEN: (APPROVED)
6: REQUEST BY DEVELOPERS OF HUNTER'S GLEN FOR CHANGE IN FINAL
DEVELOPMENT PLANS FOR THE PUD THAT WAS GRANTED : (DENIED)
7: APPROVE THE 1990-91 FISCAL AUDIT REPORT: (APPROVED)
8: PRE-TERMINATION HEARING: WATER/SEWER/TRASH DELINQUENCIES: (APPROVED)
9 : APPROVE THE BILLS : (APPROVED)
10: DEPARTMENT REPORTS:
MERIDIAN CITY COUNCIL MAY 5 1992
The Regular Meeting of the Meridian City Council wti-~s called to
order by Mayor Grant P. Kingsford at 7:3~ P. M.:
Members Present: Ron Tolsma, Bob Giesler, Bob Currie, Max
Yerrington:
Others Present: Wayne S. Forrey, Frank Thomason, Chuck Fuller,
Lee Stucker, Jim Tisdale, Bernice Tisdale, Rory Jones, Gary
Smith, Bill Gordon, Wayne Crookston, Bob Donovan, Dave Collins,
Dick Falk:
MINUTES OF THE PREVIOUS MEETING HELD APRIL 21, i99~:
The Motion was made by Tolsma and seconded by Yer^r~ington to
approve the minutes of the previous meeting held April 21, 1992
as written:
Motion Carried: All Yea:
ITEM #1: PROCLAMATION: SPOTLIGHT OUR SCHOOLS WEEK:
Kingsford: Read Proclamation declaring the week of May 4 through
May 8, 1992 as Spotlight our School Week.
ITEM #2: PUBLIC HEARING: GRANT FOR IMPROVEMENTS TO SERVE
FOREIGN TRADE ZONE:
Kingsford: I will open the public hearing, is there anyone
present who wishes to testify? No response. I will close the
public hearing.
The Motion was made by Tolsma and seconded by Giesler to apply
fo~^ this Grant.
Motion Carried: All Yea:
ITEM #3: FINAL PLAT: CHATEAU MEADOWS EAST #8:
Kingsford: Is there a representative here to answer questions.
Tolsma: Have you seen on the City Engineer's comments on #8 &
#9?
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MERIDIAN CITY COUNCIL
MAY S, 1992
PAGE 2
Dave Collins: Yes I have and we have no difficulties with any of
the comments.
The Motion was made by Yerrington and seconded by Giesler to
approve the Final Plat for Chateau Meadows East #8.
Motion Carried: All Yea:
ITEM #4: FINAL PLAT: CHATEAU MEADOWS EAST #9:
The Motion was made by Tolsma and seconded by Yerrington to
approve the Final Plat for Chateau Meadows East #9:
Motion Carried: All Yea:
ITEM #S: FINAL PLAT: HAVEN COVE #I, FORMERLY BETHHAVEN:
Corrie: The Fire Department had a question about the turn
arounds at the end of the proposed streets. Will we have those?
Dave Collins: Yes, they are required at the end of every stub
road with the exception of the most southerly one to the west
which is only one lot deep and the intersection then functions as
a turn-around there.
Corrie: Is this R-4 or R-8?
Collins: R-4.
Corrie: The berm will go in at the same time the subdivision
goes in?
Collins: The Highway District is talking an 80 foot right of way
at this time, which would take up this seven foot strip that the
City has requested we put in adjacent to the 66 foot right of way
on each side.
Tolsma: The Sewer Department had a comment here that the sewer
line runs through Lot 11 - Blk. 1 - Is says no building will be
allowed on this lot, is that going to be an easement there?
Collins: Coming in from the east yes. The alignment right now
is adjacent to the north boundary line of that lot and we are
currently looking at using the balance of the lot for a storm
water detention system.
Tolsma: You didn't have a problem with that Gary?
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MERIDIAN CITY COUNCIL
MAY 5, 1992
PAGE 3
Eng. Smith: I haven't seen the water and sewer plans yet. We
had a preliminary alignment on the preliminary plat coming
through that area. At that time that lot was designated as a
drainage retention pond lot. It wasn't designated as a buildable
lot.
Collins: That's still our intention at this time.
Eng. Smith: If we have the sewer line right through that lot we
have to have access to it.
Kingsford: What's the depth of that sewer line?
Collins: Nine or ten feet.
Eng. Smith: If it's twenty foot I think we can work in that. I
think we'd make some special requirements there in terms of the
type of pipe that is to used and the fact that it crosses under
Nine Mile Drain, it's going to have some special requirements
there.
Collins: It's all concrete and cased steel underneath the Nine
Mile Drain.
Eng. Smith: We'll just have to make sure that on the final
development plans that that sewer line is adequately taken care
of for our future maintenance purposes.
Discussion on right of way - see tape.
The Motion was made by Tolsma and seconded by Corrie to approve
the Final Plat on Haven Cove #I subject to the City Engineer's
review of the lot for drainage and sewer line and also for the
ironing out of the street section with our Engineer and the ACRD.
Motion Carried: All Yea:
ITEM #6: REQUEST BY DEVELOPERS OF HUNTER'S GLEN FOR CHANGE IN
FINAL DEUELOPMENT PLANS FOR THE PUD THAT WAS GRANTED:
Roy Jones: I'm here on behalf of Bill and Lucille Leavell on the
Hunter's Glen Development Concept Plan. Unfortunately the bank
which was financing this project retained an appraiser that chose
to go beyond the standard appraisal function and to provide
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MERIDIAN CITY COUNCIL
MAY 5, 1992
PAGE 4
comment on the financial viability of the project and as a result
of that, First Interstate Bank is no longer with this project.
We are back with a small redesign project. There will be bank
financing for this project and we are working with West One Bank
at the time. There has been a small redesign of the project to
satisfy the concerns raised by that appraiser. Minimal changes
are laid out on page 2 of that April 28, 1992 letter. This is
still a first class project. We have asked for a small increase
in density from 40 to 44 units which is still consistent with the
R-15 zone. I will answer any questions you might have. If this
project is approved ground will be broken immediately. You'll
see that two additional phases are contemplated, it's the
intention to upgrade phases two and three to the same standards
as were in the original conditional use application once he
successfully fills phase I and moves on to phase 2.
Giesler: All these items, they are basically just to cut some
costs? The swimming pool will still go in in phase 2?
Jones: Yes.
Kingsford: My concern is that if we go ahead and approve this we
are basically endorsing that kind of appraisal which I think is
inappropriate. It seems more appropriate to me to have someone
else appraise it. Obviously West One is going to want to have an
appraisal and it seems reasonable that some other appraiser do
that for you.
Jones: I fully understand that. The problem is in the
development committee we are now between a rock and a hard place.
This project has been appraised and it's generally known in the
community. The reality is any bank we go to they are going to
know that this thing has been appraised and defaced with that
same appraisal even though it's not ordered and paid for again by
Mr. Leavell. I think you know from the correspondence he sent
what he thought of this appraisal and we're going to be pursuing
his remedies with First Interstate Bank for the charges for what
this fellow did. The problem is if you take that approach Mr.
Leavell is the one who is the victim rather than First Interstate
Bank which is responsible for this.
Kingsford: I'd suggest to you that the City of Meridian is as
well the victim.
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MERIDIAN CITY COUNCIL
MAY 5, 1992
PAGE
Jones: I would agree with some of the characterizations
contained in his appraisal certainly do that. The strongest
point I could make here is we have a gentleman who resides here
and is very interested in investing a substantial chunk of money
in this community in providing an upscale rental complex which
will improve this neighborhood in the community and plans to
invest substantially more dollars in further upgrading the
project. The reality is that this is the only project that's
viable at this point and time and nobody is happy about what
happened. I ask that, don't accept what First Interstate and
their appraiser said and don't put up with it, but please don't
stand in the way of this project because of this. This is not a
done issue, but from the standpoint of getting Hunter's Glen
built, the project is before you tonight as the only viable one
from a financing standpoint, the one which we have to proceed on.
5o I'd ask you to please try and put aside those same feelings
that we all share.
Giesler: Mr. Mayor am I reading this correctly that one of the
main reasons because of this is the type of units we have in
Meridian right now?
Kingsford: I think that was what the editorializing that the
appraiser did, yes. He's saying that in Boise it would be worth
more than that, in Meridian it's not.
Discussion. (See tape)
Kingsford: What about the impact fee issue? I'm not sure where
that puts you with regard to impact fee's, are you up to speed on
them?
Jones: I'm not but we are willing to do whatever the City see's
appropriate.
Bob Donovan: We have tried other loaning institutions.
Kingsford: Have you looked at another appraiser?
Donovan: Other appraisals, this is like throwing feathers in the
wind. We have had other appraisers look at it and they all seem
to have a problem with Washington Square and that's the reason we
decided to downgrade this first phase, that gives us a buffer
between the project and Washington Square. The dollar amount was
not the problem, the problem was the write up. If we go back and
refinance according to the bank that appraisal stays with it.
MERIDIAN CITY COUNCIL
MAY 5, 1992
PAGE 6
C~
Kingsford: So another bank is not going to ask for a different
appraisal?
Donovan: They are going to ask for a different appraisal but that
first appraisal is still there. Every bank in town knows about
that appraisal.
Tolsma: Had you considered those impact fees?
Donovan: Yes we are going to pay them no matter which way we go.
We've planned on putting the amenities in phase II because we
want to put a pool and a club house. We have also widened the
roadway coming from 5th Street all the way through to Fairview is
going to be 30 foot back to back instead of the narrower roadway,
it's clear through that way.
Kingsford: As I sit here I can think of a lot of projects that
were approved with all kinds of good faith that weren't finished
and so if we approve this tonight, what we are talking about is a
down grade version that if the second phase isn't built there are
no amenities.
Donovan: The land is already purchased for the second phase.
Kingsford: I've seen land purchased that has changed many hands
too.
Corrie: It seems to me that if the scenario is correct of what
he says, I don't think it is, that your second and third phase is
going to be abutting the same thing your abutting now.
Donovan: No we have our first phase is going to be the buffer.
See your real problem is Washington Square which is what we abut
with phase I. Phase II and Phase III are going to abut phase I,
so we upscale from Washington to Phase I and upscale again from
phase I to phase II and III. One of the buildings is the same as
originally it's got the handicapped units and the garages the
same, it didn't change.
Giesler: I guess I don't understand the appraisal, if it
appraises for what you can build it for then why don't you build
it.
Kingsford: I think what I'm hearing them say is it appraised at
that but they won't give them the money.
Donavan: That's right because of the write up that he gave.
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MERIDIAN CITY COUNCIL
MAY S, 1992
PAGE 7
Corrie: So your dropping the rent on those down to X120.00 a
month.
Donovan: Actually it's going to average a little higher than
that because the one four plea is going to rent back up there in
the $650 bracket. It's the forty units that are going to be down
around the #530 range instead of $650.00.
Kingsford: Are they going to rent for that figure without the
amenities?
Donovan: Yes. These are quite a bit upscale from the ones that
went in on 2 1/2 Street. They are bigger units in square footage
plus a lot more open area in them.
Kingsford: It concerns me that if we approve this we are buying
off on that appraiser. We are saying alright.
Donovan: I really feel there should be some joint venture
between the City and the Leavell's to get some recourse here
because you were all wronged from it.
Giesler: Is there something that I might be a bit familiar with
that this would be scale to?
Donovan: Hepper Hills is about the same rent scale as what
you've got here.
Giesler: The problem I see with changing this was the excitement
of having something that you proposed in March - the excitement
that it was for this community and then to have to down-scale it
because of that. I think there needs to be something done to
remedy that situation and try to do this project as it is. I'd
hate to see us loose this project.
Donovan: We kill it this way then he's actually won. There's
just no financing available unless we comply with what they are
telling us. They are all coming back and saying they want a
buffer between Washington Square and where we are building.
Corrie: So your caught in a catch 22.
Donovan: They all say the appraiser was out in left field but
yet they pay attention to him.
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MERIDIAN CITY COUNCIL
MAY 5, 1992
PAGE 8
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Corrie: I am like Bob I was excited that we have a project that
was upgraded and I still think it should be upgraded. I don't
like what they said either. I personally don't think that we
should approve a down-scale. I think we should have as high of
standards in Meridian as anywhere else.
Tolsma: I believe I'm in the same voice with these people. If
we approve this thing then we are saying what he said was right
and I can't go along with that.
Jones: Mr. Leavell can't get financing if we don't approve this
project. In the future you will have 2/3 of which are in the
upscale fashion that were approved the first time around with a
buffer and it's going to be a fine amenity in the community. The
reality is that Mr. Leavell is not going to be able to afford to
stay in the thing, we can't get financing that's been exhausted.
I respectfully request that this is the way for the City to go
and prove this fellow wrong by allowing this project to succeed
successfully.
Kingsford: I understand where your coming from. I just have a
real problem rolling over on that appraisal.
Dick Falk: I am a real estate broker at White Riedel & Co. and I
assisted Mr. Riedel in finding the property that we brought
before you to try to put together the original project. I
think that a statement is being made here that the project that
we are proposing now is a down-scale. Well it really isn't a
down-scale. It's a down-scale in square footage, the quality of
what is going to be built is going to be a very attractive unit
and will be much nicer than I think probably anything that is
being put up right now in Meridian. The problem that the
appraiser had is that the average rents in Meridian for multi
dwelling were in the mid three hundred dollars a month range. It
was a real gulp for this appraiser to analyze Meridian and state
that we could almost double that figure in order to put this
project together. The knife has stuck and it's in, and what they
are stating is that we don't really feel that X525.00 a month in
Meridian is a rent that is going to be receivable. The bank now
is stating that if you can design a unit that you can build in
that particular price range then we will definitely go along with
it because that's where the appraiser has indicated what the rent
factors are here in Meridian. Further - see tape -
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MERIDIAN CITY COUNCIL
MAY S, 1992
PAGE 9
Kingsford: You are wrong, you are down-scaling. Anytime you
have four units at the same price and impact the City with that
many more people in the same amount of dollars cents value, your
down-scaling.
Giesler: What else would you buffer that area with?
Kingsford: I don't know. As you look at that plan your really
not buffering all that much as you go to Phase 2.
Giesler: I can't believe that there isn't some other appraiser
out there.
Kingsford: I know for a fact Mr. Giesler, we had appraisals done
on First Street and had another appraiser come in and disagree on
one of the four appraisals.
The Motion was made by Giesler and seconded by Yerrington that
the request by the Developer's of Hunter's Glen in the final
Development for the PUD be denied.
Motion Carried: All Yea:
ITEM #7: APPROVE THE 1990-91 FISCAL AUDIT REPORT:
Kingsford: I think it's appropriate to commend Jack and Janice,
the current auditors and previous auditors have all been very
complementary. I certainly appreciate the effort put in.
The Motion was made by Yerrington and seconded by Tolsma to
approve the 1990-91 Fiscal Audit Report.
Corrie: I looked this over about two weeks ago and the City if
in great financial shape. The City employees, City Clerk and all
of them are doing a fantastic job.
Motion Carried: All Yea:
Kingsford: I'd like to request that the Council approve of
hiring Gibbons - Scott to do the audit for next year. Their
estimated amount is the same as this year.
The Motion was made by Tolsma and seconded by Giesler to approve
of Gibbons, Scott and Dean for the audit next year.
Motion Carried: All Yea:
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MERIDIAN CITY COUNCIL
MAY 5, 1992
PAGE 10
ITEM #8: PRE-TERMINATION HEARING: WATER/SEWER/TRASH
DELINQUENCIES:
Kingsford: THIS IS TO INFORM YOU IN WRITING, IF YOU CHOOSE T0,
YOU HAVE THE RIGHT TO A PRE-DETERMINATION HEARING AT 7:30 P. M.
05-05-92 BEFORE THE MAYOR AND CITY COUNCIL, TO APPEAR IN PERSON
TO BE JUDGED ON FACTS AND DEFEND THE CLAIM MADE BY THE CITY THAT
YOUR WATER, SEWER, AND TRASH IS DELINQUENT. YOU MAY RETAIN
COUNSEL. THIS SERVICE WILL BE DISCONTINUED 05-13-92 UNLESS PAID
IN FULL. Is there anyone present who wishes to contest their
water, sewer, trash delinquency? No response.
The Motion was made by Tolsma and seconded by Giesler to approve
the turn off list.
Motion Carried: All Yea:
Kingsford: THEY ARE HEREBY INFORMED THAT THEY MAY APPEAL OR HAVE
THE DECISION OF THE CITY REVIEWED BY FOURTH JUDICIAL COURT
PURSUANT TO IDAHO CODE. EVEN THOUGH THEY APPEAL THEIR WATER WILL
BE SHUT OFF. The amount of the turn-off list this month is
~8, 688.65.
ITEM #9: APPROVE THE BILLS:
The Motion was made by Tolsma and seconded by Yerrington to
approve the bills.
Motion Carried: All Yea:
ITEM #10: DEPARTMENT REPORTS:
Kingsford: Let's discuss the well lot at Meridian Greens.
Tolsma: We had an offer for a lot in Meridian Greens for our new
well site and also our booster pump for Meridian Greens. The
basic specifications that the homeowners wanted was a sided
building, a shake roof on the pump house and landscaped to the
specifications of what the other entrance to Meridian Greens was.
Discussion held on maintenance of lot.
The Motion was made by Tolsma and seconded by Giesler to have the
attorney draw up a deed on the proposed well site.
Motion Carried: All Yea:
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MERIDIAN CITY COUNCIL
MAY 5, 1992
RAGE 11
The Motion was made by Tolsma and seconded by Yerrington to
declare an emergency for the pressure system on the south side of
the freeway.
Motion Carried: All Yea:
Wayne Forrey: Gave to Council Members a Project Status. #1)
The Phase Two Downtown CDBG - the four property appraisals have
now been completed. The Engineering design is nearly complete.
Hubble Engineers will be meeting with the Ada County Highway
District to start their review of the design of Phase 2. I got a
preliminary cost this afternoon from Hubble for the roadway,
sidewalk and street lights. In the Block Grant we have
X121,000.00 budgeted for those three items and his estimated cost
is X130,000.00. Terry Smith and Jack Sweet are scheduling a
downtown Improvement Committee Meeting early next week to propose
where we might have to cut back. What the Highway District has
tentatively committed to do, the project will pave the north half
of Broadway, between E. First and E. 2nd, the Highway District
tentatively is going to pave and repair the other half.
Discussion Held.
#2) 11th Street Pipe Blockage - Water did come in that ditch
yesterday and Roto-Rooter has been waiting for water to get in
there and they are now scheduled for tomorrow morning.
#3) Computrol Rroject - Has been completed.
#4) Sewer Rate Analysis - We are still working on that. We'd
like to go ahead and add Water Rate Analysis if that's alright
with the Council.
#S) Foreign Trade Zone - "Mr. Wayne Forrey was present at the
hearing at the request of the Meridian Chamber of Commerce,
Industrial Development Committee. Mr. Forrey was prepared to
review the proposed rail-line improvement project and describe
the CDBG program and grant eligibility and benefits process. A
copy of the ICDBG Handbook was available for review. A
presentation was not necessary because no-one in the audience had
any questions."
#6) Complete the LID #90-1 Process - The LID Hearing is set for
your next Council Meeting, May 19, 1992 at 7:00 P. M.. We are
working to get remaining items completed by May li, 1992.
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MERIDIAN CITY COUNCIL
MAY 5, 1992
PAGE 12
#7> Glennfield Manor #2 - Five funding partnership proposed
solution to construct 36" pipe. The Council can also create a
small LID to force those affected properties to participate if
that's the hold up.
#8) Chateau Meadows Subd./Jericho Street - Undersized Pipe.
Gary and I have been working on a letter to the property owners
and at the proper time we'll send that out and organize a meeting
here at City Hall.
Yerrington: On our trash regulations, two weeks ago we didn't
put an effective date on the rate increase.
The Motion was made by Yerrington and seconded by Corrie to put
an effective date of May 15, 1992 for the trash rate increase.
Motion Carried: All yea:
Corrie: I'd like to apologize to the Mayor for missing the
Mayor's Prayer Breakfast. Also I have been in conference with
the Rural Fire Commissioner's in discussion of purchasing the
Cooly home behind the Fire Station. We have reached agreement to
purchase that property with the Rural Fire Department and our
share would be X18,500.00. I would like to have a motion that
the Council approve of our funding that agreement.
The Motion was made by Corrie and seconded by Yerrington to
approve of the expenditure of $18,500.00 for purchase of the
Cooley property in essence from the Rural Fire Department.
Motion Carried: All Yea:
Tolsma: Gary Smith and I were at the APA Meeting today in
conjunction with the Congestion Mitigation and Air Quality Funds.
Because we started a emission testing program and a voluntary
wood burning ban, that we are now to clean to get the funds f?^om
the State. The ITD is having a meeting in Pocatello in a couple
of weeks to decide where this money is going to go and we are
sending a representative from APA to meet with ITD to see if we
can get this money back into Ada County. It looks very promising
because of the fact that Ada County is the only county that has a
plan in affect. The APA Association wanted to send a
representative down there with a Resolution stating that the
Cities in Ada County are behind the representative so when they
meet with ITD can bring a Resolution from each one of the City's
to help acquire this money.
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MERIDIAN CITY COUNCIL
MAY 5, 1992
PAGE 13
The Motion was made by Yerrington and
approve of the Draft Resolution.
Motion Carried: All Yea:
C
seconded by Giesler to
Kingsford: I have two items. Those of you that are interested,
the AIC will be having their budget workshop tomorrow in Nampa at
the Convention Center between 7-9 P. M.. Also, far your
information a meeting has now been scheduled with the Ada County
Commissioners on the Area of Impact in dispute, it will be on
Tuesday, May 19, 1992 at 3:30 at the County Commission Room.
Clerk Niemann: I've got a couple weed patches that need to be
cleaned up. I need a motion to get somebody to have them cleaned
up.
The Motion was made by Giesler and seconded by Yerrington to
approve of having those properties cleaned up and bill the
owners.
Motion Carried: All Yea:
Kingsford: Gary are you familiar with the ditch in front of
Fairview Terrace. Would you please check into this and follow
up.
The Motion was made by Corrie and seconded by Yerrington to
adjourn at 8:55 P. M.
Motion Carried: All Yea:
(TAPE ON FILE OF THESE PROCEEDINGS)
APPRDVED:
GRANT P. KIN SF R A OR
ATTEST:
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3AC ANN, ITY CLERK
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HUB OF TREASURE VALLEY
A Good Place to Live
OFFICIALS
JACKNIEMANN,CityClerk
JANICE GASS, Treasurer
CITY OF ~VIERIDIAN COUNCILMEN
RONALDR.TULSMA
BRUCE D. STUART, Water Works Supt. ROBERT GIESLER
WAYNE G. CROOKSTON, JR., Attorney
33 EAST IDAHO MAX YERRINGTON
EARL WARD, waste watersupt.
MERIDIAN
IDAHO 83642 ROBERT D. coRRIE
KENNY BOWERS, Fire Chief ,
BILL GORDON, Police Chief ~ Phone (208) 888-4433 Chairman Zoning & Planning
GARY SMITH, City En ineer
g
FAX (208) 887-4813 JIM JOHNSON
GRANT P. KINGSFORD
Mayor
RESOLUTION N0.
FOR THE PURPOSE OF ENDORSING THE FY92 ADA PLANNING ASSOCIATION
TRANSPORTATION IMPROVEMENT PROGRAM ADDENDUM
WHEREAS, the Ada Planning Association has been designated by
the Governor of Idaho as the Metropolitan Planning Organization
t^esponsible for transportation planning in Northern Ada County,
Idaho; and
WHEREAS, the City of Meridian participates actively in all
affairs of the Ada Planning Association through the Mayar and one
City Council representative on the Ada Planning Association
Board; and
WHEREAS, the Ada Planning Association has prepared a
Transportation Improvement Program and Addendum for Northern Ada
County for FY9~-96; and
WHEREAS, the Addendum to the Transportation Improvement
Program for Northern Ada County identifies twenty-four FY9~
transit, ridesharing, pathway and traffic operations projects
designed to improve air quality throughout Ada County; and
WHEREAS, the 1991 Intermodal Surface Transportation
Efficiency Act provides special-purpose Congestion Mitigation Air
Quality funds for projects such as these; and
WHEREAS, the City of Meridian wishes to underscore its
suppor^t for full funding of these air quality projects in a
timely manner so that, to the maximum extent possible, there may
be completed during the current construction season.
NOW, THEREFORE, BE IT RE50LVED, that the City of Meridian
urges the Idaho Transportation Department Board to act promptly
in allocating Congestion Mitigation Air Quality funds for these
projects.
DATED this r th day of May, 1992.
~~~ ~~
HUB OF TREASURE VALLEY
A Good Place to Live
OFFICIALS
JACK NIEMANN, City Clerk CITY OF ME
JANICE GASS, Treasurer RIDIAN
BRUCE D. STUART, Water Works Supt.
WAYNEG.CROOKSTON,JR.,Attorney 33 EAST IDAHO
EARL WARD, waste water supt. MERIDIAN IDAHO 83642
KENNY BOWERS, Fire Chief ~
BILL GORDON, Police Chief Phone (208) 888-4433
GARY SMITH, City Engineer FAX (208) 887-4813
GRANT P. KINGSFORD
Mayor
"SPOTLIGHT OUR SCHOOLS WEEK"
PROCLAMATION
COUNCILMEN
RONALD R. TULSMA
ROBERT GIESLER
MAX YERRINGTON
ROBERT D. CORRIE
Chairman Zoning & Planning
JIM JOHNSON
WHEREA5, our children are the most important asset of our
community and they receive a great deal of their guidance during
attendance at school; and
WHEREAS, Joint School District No. 2, our School District,
is a major employer in our community-; and
WHEREAS, the businesses of our community contribute greatly
to our schools and school activities in time, ,money, loan of
employees, and general support; and
WHEREAS, the schools, the teachers, the school
administrators, and the individuals and businesses who give so
much to our schools are a significant factor in providing the
quality of life we and our children enjoy; and
WHEREAS, our schools and every person associated therewith,
provide a positive impact on our community; and
WHEREAS, it is important that the schools, teachers,
administration, and contributing individuals and businesses
receive recognition for their effort;
I, Grant P. Kingsford, Mayor of the City of Meridian, do
hereby proclaim the week of May 4 through May 8, 1992, "SPOTLIGHT
OUR SCHODLS WEEK" and do hereby call upon the officials of this
City, and all citizens thereof, to make themselves aware of the
impact and contribution Joint School District No. 2, it's
teachers, it's administration, the contributing individuals and
businesses, have on our children and our community.
DATED this ,~L day of r y 1Qvr , 1992.
V V ~
GRANT P. KINGSFO D M Y R
v rrod~ -
ad dLJ THE CITY LEADERS INSTITUTE
3045 THAYEN PLACE, BOISE, IDAHO 83709 Telephone = (208) 362332 Fax = (208) 362-4332
Project Status -Meridian City Council
5 May 1992
1. Phase Two Downtown CDBG -Four appraisals completed. One property owner has
been contacted. Engineering design almost completed.
2. 11th Street Pipe Blockage - Roto Rooter is scheduled to auger and flush the pipe
on Wednesday, 6 May 1992.
3. Computrol Closeout -Completed.
4. fewer Rate Anal -Still in process. Developing computer spreadsheet for variable
rates. Water rates are also being added and evaluated.
5. Foreign Trade Zone Economic Develg~ment Grant -Public hearing set for May 5,
1992 at 7:30 p.m. Preapplication due and submitted on May 18, 1992 if authorized by
the Council.
6. Complete the LID #90-1 Process -LID hearing set for May 19, 1992 at 7:00 p.m.
Working to get remaining items completed by May 11, 1992. ,
7. Glennfield Manor #2/ -Five funding partners in proposed solution to construct 36"
pipe. The Council can also create a Local Improvement District to obtain property
owner participation.
8. Chateau Meadows Subdivision/Jerihco Street -Undersized pipe. Draft letter to
affected property .owners. Organize neighborhood meeting and explain situation
Coordinate for schedule completion.
~ ~ .
April 29, 1992
MAYOR
COUNCIL MEMBERS
ATTORNEY
THE DEVELOPER OF THE APARTMENT COMPLEX KNOWN AS HUNTER'S
GLENN HAS REQUESTED A CHANGE IN THE FINAL DEVELOPMENT
PLANS FOR THE PUD TIIAT WAS GRANTED:
UNDER 9-607 F -~ AI1Y CHANGE IN THE PLAS MUST BE
APPROVED BY THE COUNCIL (SEE ATTACHED): ALSO ATTACHED
IS A COPY OF THE CHANGES THEY ARE ASKING FOR:
THIS WILL BE ON THE AGENDA FOR MAY 5, 1992:
~ACIZ PdIE~:~IAT~N
CITY CLERK
9-607
• •
F GENERAL REGULATIONS FOR PLANNED DEVELOPMENT
1. Planned Developments - Planned developments shall be subject to
requirements set forth in the Zoning Ordinance and also subject
to all provisions within this Ordinance.
2. A planned development shall not be required to contain a minimum
number of acres.
3. Owners' Association - The Owners' Association Bylaws and other
similar deed restrictions, which provide for the control and
maintenance of all common areas, recreation facilities or open
space, shall meet with the approval of the Council.
4. Issuance of Certificate of Zoning and Building Permits shall be
granted only after development plan and covenants have been
approved by the Council.
5. Conditions Run with Land - Any conditions attached to a Final
Development Plan shall run with the land and shall not lapse or
be waived as the result of any subsequent change in the tenancy
or ownership of any or all said lands. Such conditions shall
be deemed as requirements for the issuance of the Certificate
of Occupancy for any use or structure.
6. Change of a PD - No change in the approved Final Development
Plan shall be permitted without prior approval of the Council
except that minor changes in the location, siting, and height
of buildings and structures may be authorized by the Building
Inspector as required by engineering or other circumstances not
foreseen at the time of plan approval. However, no such 'minor
changes' may increase the volume of any building or structure
by more than ten (10) percent or increase the gross density of
the PD .
7. Bonus Density - Developer is responsible for documentation of
change. The following bonus densities may be granted within a
Planned Development, but shall not be treated as cumulative:
a. Provision for private, common open space in a PD shall be
considered cause for density increases not to exceed
twenty-five (25) percent;
b. Character, identity, and siting variation incorporated in
a PD shall be considered cause for density increases not
to exceed twenty-five (25) percent. Factors which are
deemed to make a substantial contribution to such character,
identity and siting variation include, but are not limited
to, the following:
1) Landscaping - Streetscape, open space and plaza use
of existing landscape; pedestrian and bicycle ways
and recreational areas;
-32-
•
COSHO, HUMPHREY, GREENER & WELSH, P.A.
LOUIS H. COSHO COUNSELORS AND ATTORNEYS AT LAW DALE CLEMONS
1911
198
HOWARD HUMPHREY (
-
3)
RICHARD H. GREENER CARNEGIE BUILDING
R. MICHAEL SOUTHCOMBE 815 WEST WASHINGTON STREET MACK A
BEDFORD
STANLEY W. WELSH
MAX A. EIDEN ~
BOISE, IDAHO 83702 .
OF COUNSEL
RANDALL C. FREDRICKS
FREDRIC~ V SHOEMAKER TELEPHONE (208) 344-7811
CHRISTOPHER BURKE OFFICE ADMINISTRATOR
RORY R. JONES BUD BENTON
STEPHEN J. GLEDHILL
JOSEPH M. MEIER
DAVID M. PENNY FAX
BRIAN D. NICHOLAS
Apr 11 2 8 , 19 9 2 (208) 338-3290
ROBERT W TALBOY
JOSEPH W. HOLLAND
KATHRYN A. STICKLEN
WILLIAM M. LOOMIS
CRISTY M. CONE
Mayor and Members of City Council
City of Meridian
Meridian City Hall
Meridian, Idaho 83642
Re: Hunters Glen
Dear Mayor and Councilmembers:
I write on behalf of Mr. and Mrs. Leavell, the owners and
applicants for the Hunters Glen apartment project which the City
has previously reviewed and approved. As I understand at least
some of you have been informed, the Leavells have been thwarted
in their efforts in obtaining financing. The asserted basis for
the bank's reluctance to provide a loan for the project as
originally designed is that the project rents are too high for
the general market and in particular, rental rates charged by the
lower income project located immediately to the south.
Needless to say, the Leavells are very frustrated with the
bank's position and continue to have every confidence in the
ability of their project, as originally designed, to find a
market and yield a profit in the City of Meridian. However, the
sad reality is that without the bank's blessing and funds, the
project cannot be developed.
As a result, the Leavells redesigned the project to the
bank's liking and the purpose of this letter is to seek the
City's approval of this redesigned project. Specifically, we
understand it will be necessary for the City Council to again
review the project and reissue a conditional use permit.
Accompanying this letter is the reconfigured concept plan
for both the subject proposal, which is identified as Phase 1,
and. the balance of the project to be developed to the north,
identified as Phases 2 and 3, respectively; the site plan for
this specific project and redrawn building plans and elevations
for the apartment units and amenities. For your more ready
reference, I have also enclosed a photocopy of the pertinent
~~ ~ • •
Mayor and Members of City Council
April 28, 1992
Page 2
portion of the appraiser's report upon which the Leavells' bank
has in large part premised its decision.
The significant changes in the project are as follows:
1. The number of units has been increased from 40 to 44
units.
2. The square footage of each unit has been reduced
from 1,093 to 945 square feet (although the handicapped units
remain identical).
3. The projected average rents for the units have been
reduced from $650.00 per month to $530.00 per month.
4. The site is slightly in excess of three acres and
the density obviously increases slightly. This is an R-15 zone
which limits density to 15 units per acre, such that the density
of the project with 44 units still satisfies the ordinance.
5. The location of the laundry facilities has been
changed to the northwest corner of Phase 1 and the laundry
facilities have been enlarged.
6. The street flow has actually been improved with the
width of the street bisecting the development from north to south
through the westerly portion of Phase 1 been increased from 24
feet to 30 feet.
7. The gazebo, approximately 14'x14', has been removed
from Phase 1. The Leavells still intend to construct a swimming
pool which will be located near the center of the development on
the southerly portion of what is identified as Phase 2 in the
concept plan.
8. The design and exterior elevations of the buildings
remain essentially the same except the trim has been changed from
brick to stucco.
In sum, the project still represents a first class
development, is superior to the apartment complexes in the
vicinity and is an enhancing, positive contribution to the City
in general, as well as its tax base.
• •
Mayor and Members of City Council
April 28, 1992
Page 3
We ask that the City Council approve the project, as
revised, and issue its conditional use permit accordingly.
Thank you.
FVS/slr
o rs v truly,
e ri V. Shoemaker
cc Bob Donovan
Mr. & Mrs. Bill Leavell
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INTERIM SUNiMAR ON PROPOSEDOHUNTER GLEN APARTMENTS IBILI'1'Y
ANAL
MERIDIAN, IDAHO
Based upon market investigations, the proposed development of the subject
property raises numerous questions'as to its initial and continued economic
viability; in short, ~o ~ this tYPe of development represent the Highest and Best
Use?
There are several paradoxes found in the present marketplace; some of
there is apparent renter
which originate in the Boise market. For instance,
the project design
demand; there are no similar projects in Meridian;
incorporates many desirable tenant amenities from garages to washer/dryer
hook-ups to the more unique townhouse design; the sin is f ossiblejtha the
well appeal to tenants desiring a smaller project; and p
location will provide another alternative for those employed in west Boise.
Conversely, the renter demand in Meridian is currently center subs dined
mid-income levels; the two projects abutting the subject are bo
(Farm Home and Section 8) and managers state there a tiall be~eon~~ er
problems; as proposed the room layout of the units. with ess y
bedrooms and baths will appeal only to a small segment of the market reles r
pool (less demand would be found with families, seniors and uld have
numerous considerations would dictate that a Bni additiono theo subject's
preferential demand to a Meridian location.
neighborhood is mature with modest residential uses, suggesting no inhe rel t
prestige to draw upper income tenants. Access is circuitous, which seve y
limits drive-by exposure, a very critical consideration in leasing. and the
complex will not be within easy walking to shopping.
The subject is a "pioneering" upper-erid project in a community devoid of
at best.
such and a location blatantly demanding mid-income imaroveemn t a prudent
Since any pioneering project is inherently a more risky u g
developer considering this type of project would want to minimize that risk by
REAL E GIN APARTMENTS GMERIDIAN, ID ff o NPG NO? 1
HUNTER
• _
making sure controllable factors (location, design commensurate with probable
income generation, etc.) do not increase this risk. In conjunction with the
market investigations, it was observed that while overall vacancy levels are very
low, it appears that caution is prudent in the upper-end rental market
($600/month and up) and the subject's location in particular. All managers
surveyed concurred that renters now have much greater latitude with
alternatives; and the roll-over in the upper level rental range is significant.
Finally, three bedroom houses in Meridian are renting for, around $600-$650.
The monthly PITI on an $80,000 residence, 90% loan, would be less than
$650/month; again, demonstrating alternatives for renters within the subject's
market pool strata.
The subject's pro forma projects rents fora 2 bdrm/2-1/2 bath, 1,093 sf
unit, at $655/month. Market investigations of west Boise projects which might
be considered substitutable options produced the following:
ID~lras-/lBnt~
1. rims
1800 N. Cole
2/2
2. ~
8650 RiIIeman
2/2
3. Sobblestone 2/1-1/2
223 S. Phillippi
4. Whistler Point 2/2
Lakeharbor
~~ .L~ ~4ae~ct ~eunl+~~es
922 $600-$650 288 units, clubhse.
spa, Ughted tennis.
pool, racketball, wt.
room, etc.
gg5 $615 120 units, pool, spa,
lighted tennis, pool,
racgetball, weight
room, etc.
1040 $595 29 units, no
additional protect
amenities. Garage
at $50/month.
1000 $600-$675 185 units. lake
frontage, pool,
exercise room.
clubhouse.
After review of only these limited number of substitutes (although numerous
other projects were also investigated), it should be evident that the subject will
REAL ESTATE CONSULTING GROUP, INC. • FILE N0.91-277
HUNTER GLEN APARTMENTS • MERIDIAN, IDAHO • PG NO. 2
•
•
all located in superior
face a rather stiff degree of competitively priced units;
areas and have covered parking as well as unit amenities which would offset
some of the subject's additional size and bathrooms. Projects in prestigious
locations such as Highland Springs (Highlands), Cottonwoods (River Run), and
others show rental rates from $650-$800/month; however, d e sin 1 their
objectively consider these to be substitutable options when ad g
location, unit and project amenities.
Functionally, any apartment development attempts to achieve the highest
rent at the lowest actual cost/sf; and from review of over 100 $oise
developments, they over-riding criteria for income generation is number of
roductivi , an additional
bedrooms. ~vo bedroom units achieve maximum Pal er month; and a garage
bath appears to generate between $10 $20 add p
achieves from $50-$65 month in extra reveonue. At a ~ ~onoa' soss
$3,50/bathroom, a return of around 3.5% - 6.9 /o is realiz d. Gara es do not
revenue basis avalue-addition of $1,200-$2,400 is prod g
ect, or anticipate in the
appear to have the demand one might normally exp
subject's proposed rent range; however, they do generate between $t mated
additional per month, when occupied. Construction costs are e
around $4,500. From a gross revenue basis a value addition of $5,00 a~6,o 00
is produced; although, again, the caveat is one of demand. Generally, p j
might afford garages in up to half the total units in the Project.
he sub ect's construction bid on the total project is about $1,700,000;
T j
about $1,772,000 with all financing costs considered. Using the subject spro-
forma estimates of revenue and expenses would indicate an NOI of $234,753.
uilibrium income
Using a 12.5% recapture on the $1,700,000 indicates an eq
requirement of $212,500 ($221,500 with inclusion of X11 costs). This indicates
the undertaking would be feasible.
erience, however, that the subject's pro forma expenses
It has been my exp
should prudently consider: A reserve account at around 3% Effective Gross
REAL ESTA ~ADaS M~ GMERIDIIAN, IDAHO NPG NO 73
HUnrr'ER GLE
.:.
•
Income (EGI). off-site management, at around 3% EGI, and so ese catedories to
for miscellaneous expense, at around 1% EGI. Inclusion of th g
those proposed in the pro forma develop an NOI of about, $213,800; suggesting
only marginal feasibility excluding financing costs; and non-feasibility when
considering all costs.
The above sceriarios, I believe, depict the most optimal positions of the
market - from a probable optimistic potential revenue. to an optimistic
vacancy/collection estimate, to optimistic expense estimations.
Recalling that a closely paralleling substitute in the Boise market can range
erha s i oring prudent anticipations by viewing a
between $600-$650; and p p ~
trade-off between respective projects but acknowledging inherent superties ffor
location in Boise, and in specific superior neighborhood locationan~q s s:
the ~ubsritutes, a rental rate of $600/month will be utilized fo y
288,000
Potential Gross Income: $600 x 40 units x 12 mo ~ 14.4491
less: Vacancy/Collection ®5%
.. $ 273,600
Effective Gross Income ( 8 ,1001
Expenses from pro forma and above estimates
~ $ 190,500
NOI '
the project becomes economically
At a mere 8% diminution in revenue,
unviable. Again. the estimate of $600/mo/unit may well prove optimal for the
to escalate to an estimated
subject's neighborhood; howeve~e e~o~ acuteanl'he substitutable alternatives
10% range, the diminution beco
to the subject used herein are newer developments; and it should be enerate a
the subject's incremental size difference should not be expected to g
continuous rate of $0.50-$0.60/sf/mo for its size difference ect d t offs t
slightly newer, slightly larger unit should not prudently be exp
superior in-project amenities nor location.
REAL ESTATE APARTMTENTS GMERIDIIAN, I AHO NPG NO 74
HUNTER GLEN
• •
A pioneering project such as the subject should judiciously attempt to
minimize risk by: requiring a good location -which the proposed property is
not; and for the upper-end rental market have in-project amenities which
frankly the subject would be ludicrous to supply in its proposed location. In
the final analysis, were several inter-related scenarios to occur: Rents of
$600/mo, vacancy and collection at only 5%, and a 30% expense ratio, the
subject would achieve a value indication between $1,750,000 - $1,900,000.
Were the subject's location, however, to cause higher vacancy, and, perhaps
even lower rents than the $600/month estimated, and as supply/demand
attain a closer semblance to equilibrium, combinations of functional and
external obsolescence would place the project's potential well below $1.7
million. I believe that these factors would eventuate. negatively influencing the
subject's potential, within a typical holding period.
In summary, it is my opinion that the proposed development has a poor
location inconsistent with generating rental rates necessary to justify its costs.
I believe that by not distinguishing the locational limitations leads to a very
optimistic developer's pro forma; and estimates contained within such may
never be achieved through the typical holding period. Ultimately, rental income
will be at a level where economic viability is iiot evidenced. It seems foolish to
take such a risk when a superior location can be readily found; a location
offering such a development prestige and off-site amenities. The subject site
can just as easily be improved with amid-income, or lower, complex which is
much more fitting to the neighborhood.
REAL ESTATE CONSULTING GROUP, INC. • FILE N0.91-277
HUNTER GLENAPARTMENTS • MERIDIAN, IDANO • PG NO. S