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Wilkins Ranch PP 00-016(208) 884-5533 • Fax 888-6854 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: July 7, 2000 TRANSMITTAL DATE: June 20, 2000 HEARING DATE: July 19, 2000 FILE NUMBER: PP -00-015 REQUEST: 10.19 acres from RT to R-4 for proposed PUD -Wilkins Ranch BY: Steiner Development, LLC LOCATION OF PROPERTY OR PROJECT: South of Ustick and east of Black Cat - SALLY NORTON BILL NARY, P/Z THOMAS BARBEIRO, P/Z _RICHARD HATCHER, P/Z _KEITH BORUP, P/Z _ROBERT CORRIE, MAYOR RON ANDERSON, C/C CHERIE McCANDLESS, C/C _KEITH BIRD, C/C _TAMMY de WEERD, C/C _WATER DEPARTMENT _SEWER DEPARTMENT _SANITARY SERVICE _BUILDING DEPARTMENT _FIRE DEPARTMENT _POLICE DEPARTMENT _CITY ATTORN EY _CITY ENGINEER CITY PLANNER MERIDIAN SCHOOL DISTRICT MERIDIAN POST OFFICE(PRELIM & FINAL PLAT) ADA COUNTY HIGHWAY DISTRICT COMMUNITY 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) YOUR CONCISE REMARKS: .. MAYOR Robert D. Corrie CITY COUNCIL MEMBERS HUB OF TREASURE VALLEY - A Good Place to Live CITY OF MERIDIAN LEGAL DEPARTMENT (208) 288-2499 - Fax 288-25, PUBLIC WORKS Ron Anderson 33 EAST IDAHO BUILDING DEPARTMENT Keith Bird MERIDIAN, IDAHO 83642 (208) 887-2211 • Fax 887-1297 Tammy deWeerd (208) 888-4433 • Fax (208) 887-4813 PLANNING AND ZONING Cherie McCandless City Clerk Office Fax (208) 888-4218 DEPARTMENT (208) 884-5533 • Fax 888-6854 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: July 7, 2000 TRANSMITTAL DATE: June 20, 2000 HEARING DATE: July 19, 2000 FILE NUMBER: PP -00-015 REQUEST: 10.19 acres from RT to R-4 for proposed PUD -Wilkins Ranch BY: Steiner Development, LLC LOCATION OF PROPERTY OR PROJECT: South of Ustick and east of Black Cat - SALLY NORTON BILL NARY, P/Z THOMAS BARBEIRO, P/Z _RICHARD HATCHER, P/Z _KEITH BORUP, P/Z _ROBERT CORRIE, MAYOR RON ANDERSON, C/C CHERIE McCANDLESS, C/C _KEITH BIRD, C/C _TAMMY de WEERD, C/C _WATER DEPARTMENT _SEWER DEPARTMENT _SANITARY SERVICE _BUILDING DEPARTMENT _FIRE DEPARTMENT _POLICE DEPARTMENT _CITY ATTORN EY _CITY ENGINEER CITY PLANNER MERIDIAN SCHOOL DISTRICT MERIDIAN POST OFFICE(PRELIM & FINAL PLAT) ADA COUNTY HIGHWAY DISTRICT COMMUNITY 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) YOUR CONCISE REMARKS: R,_,UEST FOR SUBDIVISION APPRO..,L RECE ED PRELIMINARY PLAT J U N 0 1 2000 CITY OF MERIDIAN PLANNING AND ZONING COMMISSION PLANNING & ZONING TIME TABLE FOR SUBMISSION• F' L J" .700 -0/s A request for preliminary plat approval must be in the City Clerks possession no later than three days following the regular meeting of the Planning and Zoning Commission. The Planning and Zoning Commission will hear the request at the monthly meeting following the month that the request was made. After a proposal enters the process it may be acted upon at subsequent monthly meetings provided the necessary procedures and documentation are received before 5:00 P.M., Thursday following the Planning and Zoning Commission action. GENERAL INFORMATION 1. Name of Annexation and Subdivision: _ Wilkins Ranch Village Subdivision 2. General Location: NW'/4 Section 3 T3N., R1W. 3. Owners of record: Louis J. Steiner Address: 554 E. Bellevue Rd., Suite B Atwater CA, Zip 95301 Telephone 888-2076 4. Applicant: Steiner Development LLC Address: 554 E. Bellevue Rd., Suite B Atwater CA, Zip 95301 Telephone 884-2076 5. Engineer, Stan McHutchison Firm _ Briggs Engineering, Inc. Address, 1800 W. Overland Road, Boise ID Zip 83705 Telephone 344-9700 6. Name and address to receive City billings - Name: Steiner Development LLC Address 554 E. Bellevue Rd., Suite B Atwater CA 95301 Telephone 884-2076 PRELIMINARY PLAT CHECKLIST: Subdivision Features 1. Acres: 10.19 2. Number of building lots: 48 (1 existin home) 3. Number of other lots: 5 (Common Loth 4. Gross density per acre: 4.7 5. Net density per acre: 4.7 6. Zoning Classification(s): Proposed R-4 7. If the proposed subdivision is outside the Meridian City Limits but within the jurisdictional mile, what is the existing zoning classification? RT (Rural Transition) 8. Does the plat border a potential green belt? No 9. Have recreational easements been provided for? Linkage to a pedestrian path 10. Are there proposed recreational amenities to the City? No Explain 11. Are there proposed dedications of common areas? No Explain For future parks? No Explain 990412\SUBAPPL-Mer-PP (1) 12. What school(s) serv.,, the area? Meridian do you propose any agreements for future school sites? No Explain Future school site located east of subject ro ert 13. Are there any other proposed amenities to the City? No Explain 14. Type of Building (Residential, Commercial, Industrial or combination): Residential 15. Type of Dwelling(s) (Single Family, Duplexes, Multiplexes, other): Single -Family 16. Proposed Development features: a. Minimum square footage of lot(s): 5252 Sq. Ft. b. Minimum square footage of structure(s): 1100 So. Ft. C. Are garages provided for? Yes Square footage: 400 Sq. Ft. d. Has landscaping been provided for: Yes Describe (20) landscaping__ adjacent to Ustick Road and Landscaping along collector street and pocket park e. Will trees be provided for? Yes , Will trees be maintained ? Homeowner's Association f. Are sprinkler systems provided for? Yes - installed by the developer g. Are there multiple units ? No Type: Remarks: h. Are there special set back requirements ? No Explain: i. Has off street parking been provided for ? Yes Explain: Driveways and Garages j. Value range of property: N/A k. Type of financing for development: Conventional 1. Were protective covenants submitted? Yes , Date: Sample Covenants 17. Does the proposal land lock other property? No Does it create Enclaves? No STATEMENTS OF COMPLIANCE: 1. Streets, curbs, gutters and sidewalks are to be constructed to standards as required by Ada County Highway District and Meridian Ordinance. Dimensions will be determined by the City Engineer. All sidewalks will be five (5) feet in width. 2. Proposed use is in conformance with the City of Meridian Comprehensive Plan. 3. Development will connect to City services. 4. Development will comply with City Ordinances. 5. Preliminary Plat will include all appropriate easements. 6. Street names must not conflict with City grid system. 9-604 B PRE -APPLICATION MEETING The developer shall meet with the Administrator prior to the submission of the Preliminary Development Plan. The purpose of this meeting is to discuss early and informally the purpose and effects of this Ordinance and the criteria and standards contained herein, and to familiarize the developer with the Comprehensive Plan, Zoning Ordinance, Subdivision Ordinance and such other plans and ordinances as deemed appropriate. The developer may also meet with the Commission or Council prior to submitting an application. 990412\SUBAPPL-Mer-PP (2) HALF MILE RADIUS MAP WILKINS RANCH VILLAGE SUBDIVISION NW 1/4 SECTION 3, T.3N., RAW., B.M. ADA COUNTY, IDAHO ------------------------------------. -,-------- ;- --------------- -- ------------------------------------ -- �.oa , - -- 1 1 2 9 d 6 8 7 B B 4 -------- W. W. NIEMANN ST. Q ---- 1 -------- 29 29 30 31 32 33 34 36 39 37 39 Z ,I BL 2 26 24 23 22 21 20 19 19 17 -------------- L------; ; i ill + '� � • � li -HillII 1= I in • ow _.-A , MAR -27-2000 11:38 PIONEER TITLE CUST SERVIC 208 373 3675 P.02%04 'tint rmm PuR2iLsm Couytm&SV OF: 4" QAVI IIA rvo 10 FEE -DEPUTY IMJN23 4MI 30 9946242 SES ROW co E jL#Ai+tGE TITLE MAD s AtPROVID By ORArt[pt'tsr PACE ASOn "M Un FOAL xBCORMG DATA — Order No- 98077294 SL -F9 2500 WARRANTY DEED WE E[VE O6RAS ,8COR, WILKINS AM WILKINS AM UE- WILKINS, HUSBAND A WIFE (ALS ND GRANTOR(S), °R��TRLSLCONVEY untO UIS J SSTEAMARIEDASHISSOAND SEPARATE PROPERTY . GRANTEE(S), whose current address is: 554 E�BELLEVUE County, State of WATE; m'� Particularly CA 9S301 the following described real property in described as follows, to wit: As set forth on the attached EXHIBIT "A". which by this reference becomes a part hereof. TO HAVE AND TO HOLD the said premises, with their appurtcnancca end ivtwg), and et3tor(s) does(do) hereby covenant said ea( Grants) baro and assigns forever. And the said t;a Grant*s), that Grantors) i3/Ke the owncr(s) in fee simple of said premises; that sale premises are free from all encumbrances, EXCEPT those to which this conveyance is expressly made subject and those made, suffered or done by the Grtua*s); and subject w reservations, restrictions, dedscadona, easements, rights of way and agreements, (if arty) of record, and general taxes and assessments, (including irrigation and utility a Mn0vtnts, if any) for the current year, which are not yet due and payable, and that Grantors) will warrrant and defend the same from all lawfbl claims whatsoever. Dated: April 30, 1999 RN A. W1 INS STATE OF IDAHO COUNTY OF ADA R B.ILKINS On this / I `qday of !n*v'�' in the year of / 9 of i , before tae, the undersigned, a Notary Public in and for said State, perso6ally appeared JOHN A. WILKINS AND RUTH E. WILKINS known of identified to rix to be the person($) whose narne(s) islare subscribed to the within instrument, and acknowledged to me that helsbe/they cVC uw the same. �— at� Name: �'U b Lit Wow a POW f rte, Rraiding at: B 0-PLe-', f T Of l P My Commimdon EXPires: / MAR -27-2000 11:121-9 2?08 3 7.J 3675 MAR -27-2000 11:40 ORDgR.NO. 98017294 SL PIONEER TITLE CUST SERQIC SXHI13IT "A" PARCEL I A parcel of land located in the Northeast Quarter of the Northwest Quarter of section 3, Township 3 North Range 1 West, Boise Meridian, Ada County, Idaho, more particularly described as follows: ooOt�SeCt ion 3t the Townshiph3ast corner of the Northwest Quarter North, Range I West, Soiae Meridian, thence South 00 degrees 27137" west 842.07 feet along the East line of said Northwest Quarter to the REAL pOINT OF BEGINNING of this description; thence Continuing South 00 degrees 27137" west 523.27 feet along the East line of said Northwest Quarter to the Southeast corner of the Northeast Quarter of said Northwest Quaof THE rter,said point being on the northerly boundary LAKE AT CHBRRy LANE N0, 4 SUBDIVISION; thence North 69 degrees 19'09" west 834.83 feet along the South line of the Northeast Quarter of said Northwest Quarter to a point on the centerline of the Eight Mile Lateral; along the Centerline of the Eight Mile Lateral the following; thence North 35 degrees 37,25" West 89.61 feet to a paint; thence Horth 38 degrees 08'25" West 153.90 feet to a point; thence North 43alongeaecurveltoWest tne left368.90feet feet, said curve thence curvehaving I radius of 750.00 feet, a delta angle of 05 degrees 15149", tangents of 34.47 feet, and a long chord bearing oint on the North 45West line ofthe es S2WNortheast Quarter est 68.88 feet to a, p of said Northwest Quarter; ht Mile ll Leaving the centreeserline 33,02"oBaste809g98 feet alongathethence North 00 deg West line of the Northeast Quarter of said Northwest Quarter to a point on the southerly right-of-way of Ustick Road; thence South 89 degrees 10'28" East 259.07 feet along said right- of-way to a point; thence South 00 degrees 32'59" West 649.60 feet to a point; thence South it degrees 09'41" East 28.11 feet to a point; thence South 43 degrees 13'23" East 231.72 feet to a point; thence North 64 degrees 00'00" East 152.58 feet to a point; thence North 22 degrees 00'00" Bast 77.20 feet to a point; thence South 79 degrees 28145" Bast 18.37 feet to a point; thence South 68 degrees 00'00" East 50.00 feet to a point, thence South 85 degrees 00'00" East 229.91 feet to a point: thence South 70 degrees 00'00" Bast 188.71 feet to a point; thence South 80 degrees 00'00" East 85.85 feet to a point; thence South 89 degrees 00'00" Bast 169.19 feet to the REAL POINT -1- 208 373 3675 MAR -27-2000 11:30 208 3.73 3675 96 r P.03/04 P. O3 MAR -27-2000 11:41 PIONEER TITLE OUST SEPOIC Continuation Of Exhibit A order No.:98077294 SL OF BEGINNING - PARCEL I1 A parcel of land located in the Northeast Quarter of the Northwest Quarter of Section 3, Township 3 North, Range 1 West, Boise Meridian, Ada County, Idaho, more particularly described as follows: COMMoSeecction 3t Township3 the Northeast North, Range Ihe Northwest West, Boise Quarter of Meridian, thence South 00 degrees 27`37" west 25.00 feet alongongt line of said Northwest Quarter to a Point thence the South right Of way of U9tick Road; North 89 degrees rig2811 West ht of way of202.27 Uetickfeet RoadatongthehREAL POINT South rig Y OF BEGINNING of this description; thence South 00 degrees 49132" West 167.23 feet to a point; thence North 89 degrees 10'28• West 150.21 feet to a point; thence South 00 degrees 49132" west 97.57 feet to a point; thence South 35 degrees 33'04" west 101.19 feet to a point; thence North 89 degrees 10'28' west 89.76 feet to a point; thence North 00 degrees 49'32" East 221.84 feet to a point; thence North 74 degrees 03`17" East 75.79 feet to a point; thence North OOSouthdegrees ightlof"way'ofSat BUstickfeet point on the Road; thence South 89 degrees 10'28" East 225.05 feet to the REAL POINT OF BEGINNING. -2- 208 373 3675 P.04/04 TOTAL P.04 9d%. P.04 DESCRIPTION FOR PROPOSED WILKINS RANCH VILLAGE SUBDIVISION June 1, 2000 A parcel of land located in the NE'/4 of the NW'/4 of Section 3, Township 3 North, Range 1 West, Boise Meridian, Ada County, Idaho, more particularly described as follows: Commencing at the northeast corner of the NW'/4 of Section 3, T.3N., R.1 W., B.M., thence S 00°27'37" W 73.00 feet along the east line of said NW 1/4 to the REAL POINT OF BEGINNING of this subdivision; Thence N 89°10'28" W 570.83 feet to a point; Thence S 45°49'27" W 28.28 feet to a point; Thence S 00°49'22" W 138.15 feet to a point; Thence N 89°10'28" W 20.00 feet to a point; Thence S 45°49"27" W 28.28 feet to a point; Thence S 00°49'22" W 35.03 feet to a point; Thence along a curve to the left 30.16 feet, said curve having a radius of 125.00 feet, a delta angle of 13049`22", tangents of 15.15 feet, and a long chord bearing S 06°05'19" E 30.08 feet to a point; Thence S 13°00'00" E 58.38 feet to a point; Thence along a curve to the right 54.28 feet, said curve having a radius of 225.00 feet, a delta angle of 13049'22", tangents of 27.27 feet, and a long chord bearing S 06°05'19" E 54.15 feet to a point; Thence S 00049'22" W 133.20 feet to a point, Thence along a curve to the right 19.71 feet, said curve having a radius of 325.00 feet, a delta angle of 03°28'2919, tangents of 9.86 feet, and a long chord bearing S 02033'36" W 19.71 feet to a point; Thence S 40°21'05" E 28.11 feet to a point; Thence S 05000'00" W 50.00 feet to a point; Thence S 85000'00" E 3.45 feet to a point; 990412\village legal.des Thence S 21'00'00" W 107.28 feet to a point; Thence S 85°00'00" E 199.27 feet to a point; Thence S 70°00'00" E 204.46 feet to a point; Thence S 84°03'03" E 95.71 feet to a point; Thence S 90°00'00" E 143.73 feet to a point on the east line of said NW 1/4; Thence N 00°27'37" E 766.50 feet along the east line of said NW'/4 to the REAL POINT OF BEGINNING of this subdivision, comprising 10.19 acres, more or less. =7 Michael E. Marks, P.L.S. No. 4998 990412\village legal.des STATEMENT OF COMPLIANCE WILKINS RANCH VILLAGE SUBDIVISION 1. The proposed streets will be constructed to Ada County Highway District and City of Meridian standards. (Construction Standards: 36 ft. street section and 5 ft. sidewalks.) 2. The proposed development is in conformance with the City's Comprehensive Plan. This area is designated as Single Family Residential on the Comprehensive Plan Map. 3. The development will connect to City water and sewer facilities located in the collector roadway proposed in Wilkins Ranch Subdivision. 4. The applicant is requesting an R-4 zoning designation and a Planned Unit Development application. The applicant is requesting a reduction in lot sizes, lot frontages and home sizes. This request is a deviation from the minimum dimensional standards setforth in the ordinance. 5. The development plan reflects new easements for the Rutledge Drain. The original Rutledge Drain did not reflect a easement. The applicant has piped the Rutledge Drain through the subject parcel. 6. The proposed street names reflect previously approved names and names in alignment with adjoining developments. 7. Staff should review the block length on Block 2. Pedestrian pathway linkage has been provided between lots 8 and 10, block 2. A pathway was not provided along the east side of the subject property because the vehicular entrance to the elementary will be along the east boundary. Children should not be encouraged to cross the vehicular entrance. The pedestrian pathway provided links Wiliness Village with Wilkins Ranch. A pathway exiting to the east is located in Wilkins Ranch. The pathway should connect to the proposed school playground. 8. The development consists of (48) single family lots and (5) common lots on a 10.19 acre parcel. The proposed density is 4.7 dwellings per acre. The applicant is requesting a density bonus of 17% under the Planned Unit Development provisions of the Ordinance. The property has one existing dwelling and one accessory building located adjacent to Ustick Road The applicant wishes to retain the home and remove the accessory building. The home will be located STATEMENT OF COMPLIANCE WILKINS RANCH VILLAGE SUBDIVISION on one of the lots. A 20 foot landscape buffer has been provided next to the collector roadway (Wilkins Way). A 1.09 acre pocket park has been centrally located to provide recreation for the proposed development. Playground equipment will installed by the developer within the common area. 9. A traffic study is not required for this development since it consists of less than 100 lots. 10. The project is a proposed Planned Unit Development. The lot sizes range 5252 sf to 9525 sf. The applicant would like to provide a different type of lot and home. The applicant has developed the adjoining subdivisions such as the Lake at Cherry Lane Sub. (9,000-14,000) square foot lots and Dakota Ridge Sub. (8,000-9,000) square foot lots. These developments provide different types of housing products. Wilkins Ranch Village will fill a void where smaller lots and homes are desired. The subject parcel is located adjacent to a major arterial (Ustick Road) and next to a future elementary. This location is ideal for a development which provides a different type of lot. HP LaserJet 3100 —,:ND CONFIRMATION REPORT for Printer/Fax/Copier/Scanner City of Meridian 2088886854 Jun -12-00 11:04AM Job Start Time Usage Phone Number or ID Type Pages Mode Status 35 6/12 11 :03AM 0'26" 12083452950 Send .............. 1/ 1 EC 96 Completed........................................ Total 0'26" Pages Sent: 1 Pages Printed: 0 200 E. Carlton Suite 201 Meridian, 10 83842 Phone: (208)884-5533 Fax: (208) 888-6854 Now T. Briggs Engineering Fran: Christy Richardson Fax: 345-2950 pallor 1 Phare 344.9700 DeM 08/12/00 Ra Wilkins Ranch VlhVa Applications M. ❑ ur0errt ❑ Fa RWAl ❑ Fleas conuk 0 Please Reply 0 Please RKyele First, I think I have the fees calculated and l appears there is still $24.30 still owing. Here are the calculations: AnnexatfonfRezone: $400+ (10 x $15) _ $550+ 01 x $1.73 x 2) _ $588.05 PUD: (same as annexation) = $588.05 Preliminary Plat $300 + (53 x $10) = $830 + (11 x $1.73 x 2) _ $86806 For a grand total of $2,044.16 - $2,019.88 (paid already) = $24.30 owing. Bruce Freckleton in Public: Works is currently checkirg the legal description. Assuming the 69W is accurate, and the remainder of the money submined, this application will be heard at the second P82 meeting of Bre month. We are waiting to hear from the City Clerk what that nileeing date will be. Please submit the amount owing as soon as possible so that this application vAll be compote. Thanks! Glee me a call If you have any questions. DECLARATION OF COVENANTS, CONDITIONS AND RESTRICTIONS OF WILKINS RANCH SUBDIVISION THIS DECLARATION is made on the date hereinafter set forth by Steiner Development, LLC, hereafter referred to as "Declarant". WITNESSETH WHEREAS, Declarant is the owner of certain real property in Ada County, State of Idaho, hereinafter referred to as "the Properties," more particularly described as follows: WILKINS RANCH SUBDIVISION, according to the official plat thereof, recorded in Book of Plats at Pages and as Instrument No. recorded on the day of , records of Ada County, Idaho; and WHEREAS, Declarant desires to subject the above described Properties to certain protective covenants, conditions, restrictions, reservations, easements, liens, and charges for the benefit of the Properties and their present and subsequent Owners as hereinafter specified, and will convey the Properties subject thereto; NOW, THEREFORE, Declarant hereby declares that all of the Properties above described shall be held, sold and conveyed upon and subject to the easements, conditions, covenants, restrictions and reservations hereinafter set forth, all of which are for the purpose of enhancing and protecting the value, desirability and attractiveness of, and which shall run with the Properties and be binding on all parties now or hereafter having any right, title or interest therein or to any part hereof, and shall inure to the benefit of each owner thereof. ARTICLE I: DEFINITIONS The following terms shall have the following meanings: Section 1. "ASSOCIATION" shall mean and refer to Wilkins Ranch Subdivision Homeowners Association, Inc. a non-profit corporation organized under the laws of the State of Idaho, its successors and assigns. DECLARATION OF COVENANTS, CONDITIONS AND RESTRICTIONS, Page 1 3i17/00 Section 2. "PROPERTIES" shall mean and refer to that certain real property hereinabove described. Section 3. "COMMON AREA" shall mean all real property and improvements thereon (including private streets, drives, parking areas and recreational facilities) owned by the Association for the common use and enjoyment of the Owners. The Common Areas to be owned by the Association at the time of the conveyance of the first Lot is described as follows: Lot 2, 6, 17, 21 and 28, Block 1; Lot 1, Block 2; Lot 5, Block 3; Lots 1, 8, 13 and 19, Block 4; Lots 1 and 7, Block 5; Lot 1, Block 6; Lot 1, Block 7; Lot 1, Block 8 Wilkins Ranch Subdivision, according to the official plat thereof. Section 4. "LOT" or "LOTS" shall mean and refer to any plot of land shown upon any recorded subdivision map of the Properties, with the exception of the Common Areas. Section 5. "OWNER" shall mean and refer to the record owner, whether one or more persons or entitles, of the fee simple title to any Lot which is part of the Properties, including contract sellers, but excluding those having such interest merely as security for the performance of an obligation. Section 6. "DECLARANT" shall mean and refer to Steiner Development, LLC, its successors, and subject to the provisions of Article XIV, Section 4, below, its assigns. Section 7. "DECLARATION" shall mean and refer to the Declaration of Covenants, Conditions and Restrictions applicable to the Properties recorded in the office of the County Recorder of Ada County, State of Idaho. Section 8. "DWELLING UNIT" shall mean that portion or part of any structure intended to be occupied by one family as a dwelling unit, together with the vehicular parking garage next thereto, and all projections therefrom. Section 9. "MORTGAGE" shall mean any mortgage, deed of trust or other security instrument by which a Dwelling Unit or any part thereof is encumbered. Section 10. "MORTGAGEE" shall mean any person or any successor to the interest of such person named as the mortgagee, trust beneficiary or creditor under any mortgage, as mortgage is defined in Section 9. Section 11. "FIRST MORTGAGEE" shall mean any Mortgagee, as defined in Section 10, possessing a lien on any Dwelling Unit first and prior to any other Mortgage, as that term is defined in Section 8. DECLARATION OF COVENANTS, CONDITIONS AND RESTRICTIONS, Page 2 3/17/00 Section 12. "INSTITUTIONAL HOLDER" shall mean a Mortgagee which is a bank or savings and loan association or established mortgage company, or other entity chartered under federal or state laws, any corporation or insurance company, or any federal or state agency. Section 13. "PLAT" shall mean a final subdivision plat covering any real property in Wilkins Ranch Subdivision as recorded in the office of the county recorder, Ada County, Idaho, as the same may be amended by duly recorded amendments thereto. ARTICLE II: PROPERTY RIGHTS Section 1. Enioyment of Common Area: Each Owner shall have a right and easement of enjoyment in and to the Common Area, and such easement shall be appurtenant to and shall pass with the title to every Lot, subject, however, to the following provisions: A. The right of the Association to levy reasonable assessments for the maintenance of any landscaping improvement or other facilities situated upon the Common Area. B. The right of the Association to suspend the voting rights and right to use of the recreational facilities by an Owner for any period during which any assessment against his Lot remains unpaid; and for a period not to exceed sixty (60) days for any infraction of its published rules and regulations. C. The right of the Association to limit the number of members permitted to use the Common Area. D. The right of the Association to charge reasonable admission fees for the use of any recreational facility situated upon the Common Area or otherwise controlled by the Association, including, particularly, the right to charge a special use fee for members who desire exclusive short-term use of such facility and who are willing to pay a special fee or assessment for such use. E. The rights of the Association, in accordance with its Articles and Bylaws, to borrow money for the purpose of improving the Common Area and facilities; and, in aid thereof, to place a mortgage or trust deed thereon, which shall be a first and prior lien thereagainst; provided that the Common Area may not be mortgaged or conveyed without the consent of at least 66-2/3% of the Owners (excluding Declarant), and that any conveyance or mortgage of Common Area shall be subject to and subordinate to rights of ingress and egress of an Owner to his/her Lot. F. The right of the Association to dedicate or transfer all or any part of the Common Area to any public agency, authority or utility for such purposes DECLARATION OF COVENANTS, CONDITIONS AND RESTRICTIONS, Page 3 3/17/00 and subject to such conditions as may be agreed to by the members; provided, however, that except as to the Association's right to grant easements for utilities and similar or related purposes, no part of the Common Area and facilities may be alienated, released, transferred, hypothecated or otherwise encumbered without the written approval of all First Mortgagees and two-thirds (2/3) of the votes of each class of members who are voting in person or by proxy at a meeting duly held for this purpose. G. The right of the Directors of the Association to promulgate reasonable rules and regulations governing such right of use, from time to time, in the interest of securing maximum safe usage of the Common Area by the members of the Association without unduly infringing upon the privacy or enjoyment of the Owner or occupant of any part of said property, including without being limited thereto, rules restricting persons under or over designated ages from using certain portions of the Common Area during certain times and reasonable regulations and restrictions regarding vehicle parking. Section 2. Delegation of Use: Any member may delegate, in accordance with the rules and regulations adopted from time to time by the directors, his right of enjoyment to the Common Area and facilities to the members of his family, his tenants or contract purchasers, provided they reside on the property at the time of use. ARTICLE III: HOMEOWNERS ASSOCIATION Section 1. Membership: Every Owner of a Lot which is subject to assessment shall be a member of the Association. The foregoing is not intended to include persons or entities who hold an interest merely as security for the payment of an obligation. Membership shall be appurtenant to and may not be separated from ownership of any Lot which is subject to assessment. Such ownership shall be the sole qualification for membership and shall automatically commence upon a person becoming such Owner and shall automatically terminate and lapse when such ownership in said property shall terminate or be transferred. Absolute liability is not imposed on Owners/members for damage to Common Areas or Lots in the subdivision. Section 2. Voting Rights: The Association shall have two classes of voting membership: Class A: Class A members shall be all Owners, with the exception of Declarant, and shall be entitled to one vote for each Lot owned. When more than one person holds an interest in any Lot, all such persons shall be members. The vote for such Lot shall be exercised as they determine, but in no event shall more than one vote be cast with respect to any Lot. Fractional votes shall not be allowed. The vote applicable to any said Lot being sold under contract of purchase shall be exercised by the contract seller, unless the contract expressly provides otherwise. DECLARATION OF COVENANTS, CONDITIONS AND RESTRICTIONS, Page 4 3/17/00 Class B: Class B member(s) shall be Declarant and shall be entitled to three (3) votes for each Lot owned. The Class B membership shall cease and be converted to Class A membership on the happening of either of the following events, whichever occurs first: A. When the total votes outstanding in the Class A membership equal the total votes outstanding in the Class B membership; or B. On December 31, 2010. Section 3. Assessments: A. Creation of Lien and Personal Obligation of Assessments: Each Owner of any Lot, by acceptance of a deed therefor (whether or not it shall be so expressed in such deed), is deemed to covenant and agree to pay to the Association: 1. Regular annual or other regular periodic assessments or charges; and 2. Special assessments for capital improvements, such assessments to be fixed, established and collected from time to time as hereinafter provided. The regular and special assessments, together with interest, costs of collection and reasonable attorney's fees shall be a charge on the Lot and shall be a continuing lien upon the Lot against which such assessment is made. Each such assessment, together with interest, costs of collection and reasonable attorney's fees, shall also be the personal obligation of the Owner of such Lot at the time when the assessment fell due. The obligation shall remain a lien on the Lot until paid or foreclosed, but shall not be a personal obligation of successors in title, unless expressly assumed. B. Purpose of Assessments: The assessments levied by the Association shall be used for the purpose of promoting the recreation, health, safety and welfare of the residents in the Properties, for the operation, maintenance, repair and improvement of the Common Areas and facilities located thereon, for the reasonable expenses incurred in the operation of the affairs of the Association, for the expenses incurred by the Association in connection with any of its obligations contained in this Declaration or in the Bylaws of the Association, and for any other purpose reasonably authorized by the Directors of the Association. C. Maximum Annual Assessment: Until January 1 of the year immediately following the conveyance of the first Lot to an Owner, the maximum annual assessment shall be $ DECLARATION OF COVENANTS, CONDITIONS AND RESTRICTIONS, Page 5 3/17/00 1. From and after January 1 of the year immediately following the con- veyance of the first Lot to an Owner, the maximum annual assessment may be increased each year not more than ten percent (10%), or the maximum percentage increase allowable by Federal National Mortgage Association (whichever is greater), above the maximum assessment as set forth above. 2. From and after January 1 of the year immediately following the con- veyance of the first Lot to an Owner, the maximum annual assessment may be increased above the amount set forth in the preceding paragraph by a vote of two-thirds (2/3) of the votes of each class of members who are voting in person or by proxy at a meeting duly called for this purpose. 3. The Board of Directors of the Association may fix the annual assessment at an amount not in excess of the maximum; and said assessments shall be payable to the Association in regular monthly or quarterly installments as may be determined by the Board of Directors. D. Initiation Assessment: Upon the initial conveyance of each lot, the purchaser thereof shall pay an initiation assessment in the amount of $200.00. E. Special Assessments for Capital Improvements: In addition to the regular assessments authorized above, the Association may levy, in any assessment year, a special assessment applicable to that year only for the purpose of defraying, in whole or in part, the cost of any construction, reconstruction, repair or replacement of a capital improvement upon the Common Area, including fixtures and personal property related thereto, provided that any such assessment shall have the assent of two-thirds (2/3) of the votes of each class of members who are voting in person or by proxy at a meeting duly called for this purpose. Any such special assessment shall be payable over such a period as the Association shall determine. F. Notice and Quorum for Any Action Authorized Under Sections 3C and 3E: Written notice of any meeting called for the purpose of taking any action authorized under Section 3C or 3E, above, shall be sent to all members not less than thirty (30) days nor more than sixty (60) days in advance of the meeting. At the first such meeting called, the presence of members or of proxies entitled to cast sixty percent (60%) of all the votes of each class of membership shall constitute a quorum. If the required quorum is not present, another meeting may be called subject to the same notice requirement, and the required quorum at the subsequent meeting shall be one-half (1/2) of the required quorum at the preceding meeting. No such DECLARATION OF COVENANTS, CONDITIONS AND RESTRICTIONS, Page 6 3/17/00 subsequent meeting shall be held more than sixty (60) days following the preceding meeting. G. Uniform Rate of Assessment: Both annual and special assessments must be fixed at a uniform rate for non-exempt Lots. H. Date of Commencement of Annual Assessments; Due Dates: The annual assessments provided for herein shall commence as to a Lot sold on the first day of the month following the initial conveyance of the said Lot. The first annual assessment shall be adjusted according to the number of months remaining in the calendar year. The Board of Directors of the Association shall fix the amount of the annual assessment against each Lot at least thirty (30) days in advance of each annual assessment period. Written notice of the annual assessment shall be sent to every Owner subject thereto. The due dates shall be established by the Board of Directors. The Association shall, upon demand, and for a reasonable charge, furnish a certificate signed by an officer of the Association setting forth whether the assessments on a specified Lot have been paid. A properly executed certificate of the Association as to the status of assessments on a Lot is binding upon the Association as of the date of its issuance. Effect of Nonpayment of Assessments-, Remedies of Association: Any assessment not paid within thirty (30) days after the due date shall bear interest from the due date at the rate of twelve percent (12%) per annum. The Association may bring an action at law against the Owner personally obligated to pay the same, or foreclose the lien against the property. No Owner may waive or otherwise escape liability for the assessments provided for herein by non-use of the Common Area or abandonment of his Lot. J. Subordination of the Lien to Mortgages: The lien of the assessments provided for herein shall be subordinate to the lien of any first mortgage. Sale or transfer of any Lot shall not affect the assessment lien. However, the sale or transfer of any Lot pursuant to mortgage foreclosure or any proceeding in lieu thereof shall extinguish the lien of such assessments as to payments which became due prior to such sale or transfer. No sale or transfer shall relieve such Lot from liability for any assessments thereafter becoming due or from the lien thereof. K. Exempt Property: The following property, subject to this Declaration, shall be exempt from the assessments created herein: 1. All property expressly dedicated to and accepted by a Local public authority; DECLARATION OF COVENANTS, CONDITIONS AND RESTRICTIONS, Page 7 3/17/00 2. The Common Area; 3. All other Properties owned by Declarant or the Association; 4. All Lots owned by Declarant, until title is transferred to another, or until occupancy, whichever occurs first. ARTICLE IV. IRRIGATION WATER SUPPLY SYSTEM Section 1. Irrigation Water Supply: Each Lot shall have access to an Irrigation Water Supply System to be constructed by Declarant and owned and operated by the Nampa Meridian Irrigation District. All Owners to which the system has been extended shall be required to pay any assessment therefore levied by Nampa Meridian Irrigation District. Section 2. Easement For Irrigation Water Supply System: Declarant and the Nampa Meridian Irrigation District shall have a permanent easement for the construction, maintenance and repair of the irrigation water supply system and related wells, pumps, pipes, and any other conveyancing apparatus in the utility easement areas as are depicted on the Plat, together with the right of ingress to and egress from the easement premises over and across the privately owned property of Owners to perform maintenance upon the well, pump, pipes and other conveyancing apparatus comprising the irrigation water supply system together with all rights necessary for the full and complete use, occupation and enjoyment of the easements hereby reserved, and all rights and privileges incident thereto, including the right from time to time to cut, trim and remove trees, brush, overhanging branches and other obstructions which may injure or interfere with the use, occupation or enjoyment of the reserved easement. ARTICLE V. EASEMENTS Section 1. Future Easements: The Association shall have the future right to provide for such easements across, upon and under the surface of its Common Area as platted herein as may be reasonably necessary to serve the interests and convenience of the property Owners of this subdivision for public or private ways, public utilities (including cable television), drainage, access, subterranean irrigation lines, eave and balcony overhangs. Section 2. Encroachments: In the event that, by reason of the construction, settlement or shifting of the building, any part of any Dwelling Unit or drainage water from any Lot or Dwelling Unit encroaches or shall hereafter encroach upon any part of the Common Area or any adjacent Lot, easements for the maintenance of such encroachment and for such use of the areas encroached upon are hereby established and shall exist for the benefit of said Dwelling Unit, so long as all or any part of the buildings shall remain standing; provided, however, that in no event shall a valid easement for any encroachment or use of the Common Area or adjacent Dwelling Units DECLARATION OF COVENANTS, CONDITIONS AND RESTRICTIONS, Page 8 3/17/00 be created in favor of any Owner of such encroachment or use if it is detrimental to or interferes with the reasonable use and enjoyment of the property by other Owners and if it occurred due to the willful conduct of any Owner. Section 3. Easement for Maintenance: Declarant and the Association shall have a permanent easement to go upon the privately owned property of Owners in this subdivision to perform maintenance upon the Properties and the Common Area, including, but not limited to, snow removal, landscape maintenance, utility service and drainage system maintenance, subterranean irrigation water system maintenance and perimeter fence maintenance, together with all rights of ingress and egress necessary for the full and complete use, occupation and enjoyment of the easements hereby reserved, and all rights and privileges incident thereto, including the right from time to time to cut, trim and remove trees, brush, overhanging branches and other obstructions which may injure or interfere with the use, occupation or enjoyment of the reserved easement and the operation, maintenance and repair of utility service connections and drainage systems. ARTICLE VI: MAINTENANCE RESPONSIBILITY The Association shall provide maintenance to and be responsible for the Common Areas and improvements thereon. In the event the need for maintenance or repair is caused through the willful or negligent act of an Owner, his family, guests or invitees, the costs of such maintenance or repairs shall be added to and become part of the assessment to which such Owner's Lot is subject. Each Owner shall be responsible for maintaining and keeping in good order and repair the exterior of his Dwelling Unit and any private decks, fences (if permitted as herein provided), courtyards, landscaping and lawn contiguous to his Dwelling Unit, except any perimeter fence which may be constructed around the Properties, the maintenance of which shall be done by the Association. The Association reserves an easement for ingress, egress and maintenance as may be reasonably necessary to perform the maintenance duties of the Association. In the event of damage or destruction of a Dwelling Unit by fire or other casualty, the owner must complete repair and/or replacement of the Dwelling Unit within one hundred -twenty (120) days of the damage or destruction. ARTICLE VII: PROPERTY USE RESTRICTIONS The following restrictions shall be applicable to the Properties and shall be for the benefit of and limitations upon all present and future Owners of said property, or of any interest therein: A. Lot Use: No Lot, with the exception of the Common Area shall be used except for single-family residential purpose. No Lot or the Common Area shall be used for the conduct of any trade, business or professional activity. All Lots and improvements constructed thereon must comply with all applicable governmental rules, ordinances, laws, statutes and regulations. DECLARATION OF COVENANTS, CONDITIONS AND RESTRICTIONS, Page 9 3/17/00 The Owner of each Lot shall complete construction of a Dwelling Unit as permitted herein within one (1) year after the date of the first conveyance of the Lot to an Owner by Declarant. B. Animals: No animals, livestock or poultry of any kind shall be raised, bred or kept on any part of said Properties, except that two dogs, cats or other household pets may be kept within a Dwelling Unit or within a fenced area as may be approved by the Architectural Control Committee. Any animals outside a Dwelling Unit or fenced area must be on leashes, and the Owner or custodian of the animal shall be responsible for the immediate cleanup of the animal's droppings. The term "fenced area" as used in this paragraph shall be interpreted to include any electronic pet containment system; provided, however, that the boundary of any such system shall be approved by the Architectural Control Committee and that in no event shall the said boundary extend beyond the front plane of the Dwelling Unit constructed on said Lot. C. Garbage and Refuse Disposal: No part of said Properties shall be used or maintained as a dumping ground for rubbish, trash or other waste. No garbage, trash or other waste shall be kept or maintained on any part of said Properties except in a sanitary container. Any incinerators or other equipment for the storage or disposal of such material must not violate setback restrictions, must be enclosed with an aesthetic screen or fence, as may be approved by the Architectural Control Committee and shall be kept in a clean and sanitary condition. D. Nuisance: No noxious or offensive or unsightly conditions shall be permitted upon any part of said Properties, nor shall anything be done thereon which may be or become an annoyance or nuisance to the neighborhood. No exposed antennae or satellite dishes shall be erected on the Properties without the prior approval of the Architectural Control Committee, which approval may be withheld in its sole discretion. E. Outbuildings: No trailer, truck camper, tent, garage, barn, shack or other outbuilding shall at any time be used as a residence temporarily or permanently on any part of said Properties. F. Parking and Storage of Vehicles and Equipment: Parking or storage of boats, trailers, motorcycles, trucks, truck campers, motorhomes, recreational vehicles, and like equipment, or junk cars or other unsightly vehicles, shall not be allowed on any Lot nor on the Common Area, except in fully enclosed buildings or screened from view from the street fronting the lot in a manner approved in writing by the Architectural Control Committee. Notwithstanding the foregoing, any boat, camper, trailer or recreational vehicle which is in good repair and working order which is not in excess of 8' wide, 27' long, or 10' high, may be stored on the side yard of a lot DECLARATION OF COVENANTS, CONDITIONS AND RESTRICTIONS, Page 10 3/17/00 between the front and rear yard setbacks if screened by a 6' fence as has been approved by the Architectural Control Committee as provided in paragraph J, below. All other parking or storage of any other equipment shall be prohibited, except as approved in writing by the Board of Directors of the Association. Any vehicle awaiting repair or being repaired shall be removed from the subdivision within 48 hours. G. Sight Distance at Intersections: No fence, wall, hedge or shrub planting which obstructs sight lines at elevations between three feet (3') and eight feet (8') above the roadways shall be placed or permitted to remain on any corner Lot within the triangular area formed by the street property lines and a line connecting them at points 30 feet from the intersection of the street lines, or in the case of a rounded property corner, from the intersection of the street property lines extended. The same sight -line limitations shall apply on any Lot within ten feet (10') from the intersection of a street property line with the edge of a driveway or alley pavement. H. Leasing Restrictions: Any lease (as defined below) between an Owner and his tenant shall provide that the terms of the lease shall be subject in all respects to the provisions contained in this Declaration, the Association's Articles of Incorporation and its Bylaws, and that any failure by said tenant to comply with the terms of such documents shall be a default under such lease. For the purposes of this Declaration, a "lease" shall mean any agreement for the leasing or rental of a Dwelling Unit (including a month-to- month rental agreement); and all such Leases shall be in writing. Other than the foregoing, there is no restriction on the right of any Owner to lease his Dwelling Unit. Sewer Restrictions: All bathroom, sink and toilet facilities shall be located inside the Dwelling Unit or other suitable appurtenant building, and shall be connected by underground pipe to wet line sewer connection lines which have been provided to each Lot. J. Fences: Fences, including fences around swimming pools, dog runs or other uses, may be permitted under such circumstances, if any, as may be prescribed by and in the sole discretion of the Architectural Control Committee. K. Parking Rights: Subject to the provisions of paragraph F. above, any automobile or other vehicle used by any Owner shall be parked in the driveway or garage which is a part of his Dwelling Unit. L. Mail Boxes: All mail boxes shall be of consistent design, material and coloration and shall be located on or adjoining building Lot lines and places designated by Declarant or the Architectural Control Committee. DECLARATION OF COVENANTS, CONDITIONS AND RESTRICTIONS, Page 11 3/17/00 111*1 ''`.. ARTICLE VIII. BUILDING RESTRICTIONS Section 1. Building Restrictions: With the exception of Common Area Lots, no buildings shall be erected, altered, placed or permitted to remain on any Lot other than one (1) detached single-family dwelling which may not exceed thirty-five feet (35') in height, and a private garage for two (2) or more motor vehicles. Each dwelling unit may not be occupied by more than one (1) family. The minimum square footage of living space (excluding the garage) of each dwelling unit shall be 1400 square feet. Section 2. Setbacks: No improvements may be constructed or maintained on a Lot within the minimum building setback lines as set forth on the Plat. Section 3. Construction Requirements: Each Dwelling Unit may have wood siding (redwood, cedar or spruce which may be stained or painted), a combination of wood, stone, manufactured or synthetic stone, stucco, masonry or masonite siding with a maximum of eight inch reveal or, if specifically approved by the Architectural Control Committee in its sole discretion, vinyl siding. Each Dwelling Unit must have exterior brick, stone, manufactured or synthetic stone or stucco on the front elevation. All roofs shall be comprised of 25 year architectural shingles, black in color, with high profile ridge cap (as may be approved by the Architectural Control Committee) with a minimum 5/12 pitch. The exterior surfaces of each Dwelling Unit shall have such colors as may be approved by the Architectural Control Committee. Each Dwelling Unit must have at least two exterior lights illuminating the garage door openings and one exterior light for the front entryway(s), and shall have a yard light or lights as approved by the Architectural Control Committee. Section 4. Landscaping: Upon occupancy or substantial completion of the Dwelling Unit located thereon (whichever first occurs), weather permitting, each Lot shall be fully landscaped in the front yard with rolled sod, at least two (2) deciduous trees of at least one and one-half (1-1/2) inches in diameter or conifer trees at least six feet in height and ten (10) 1 gallon and five (5) 5 gallon shrubs or bushes; in the rear yard with grass (seeded or rolled sod), at least two deciduous trees at least one and one-half (1-1/2) inches in diameter or conifer trees at least six (6) feet in height and five (5) 1 gallon and five (5) 5 gallon shrubs or bushes; and in the street side yard, if any, with at least two (2) deciduous trees at least one and one half (1-1/2) inches in diameter or conifer trees at least six (6) fee in height and ten (10) 1 gallon and five (5) gallon shrubs or bushes, all as has been approved by the Architectural Control Committee. As used herein, the front yard shall include that portion of each Lot to the side of the Dwelling Unit constructed thereon which is between the public right of way and the rear plane of the Dwelling Unit or a fence which extends from the side of the Dwelling Unit to the side lot line. Section 5. Job Site Maintenance. Job sites are to be kept as clean as possible during construction. All dirt, nails, gravel and other building materials must be removed from the street and sidewalk daily. Work vehicles shall not be parked in front of occupied houses, nor shall they block streets. Power and water must not be used from existing dwellings without the prior permission of the Owner. Dumpsters are the responsibility of DECLARATION OF COVENANTS, CONDITIONS AND RESTRICTIONS, Page 12 3/17/00 the Owner or his contractor and shall be kept orderly at all times and emptied on a timely basis. All contractors and subcontractors shall be prohibited from keeping dogs at the job site. In the event an Owner or his contractor shall fail or refuse to comply with the job site maintenance requirements of this section, the Declarant or the Association may take such remedial action as it deems appropriate, including but not limited to the cleanup of the property, the costs of which may be added to and become a part of the assessment to which such Owner's lot is subject. ARTICLE IX. ARCHITECTURAL CONTROL Section 1. Architectural Control Committee: In order to protect the quality and value of the homes built on the Properties, and for the continued protection of the Owners thereof, an Architectural Control Committee is hereby established consisting of three or more members to be appointed by the Board of Directors of the Association. The Board of Directors of the Association shall appoint members to the Architectural Control Committee at each annual meeting of the Board. Section 2. Approvals Required: No building, fence, wall, patio cover, window awning or other structure or landscaping improvements of any type shall be commenced, built, constructed, placed, or maintained upon any Lot, Common Area or other property, nor shall any exterior addition, change or alteration of existing improvements be made, until the plans and specifications showing the nature, kind, shape, configuration, height, materials, location and such other detail as the Architectural Control Committee may require, shall have been submitted to and approved in writing by the Architectural Control Committee as to harmony of external design and location in relation to surrounding structures and topography and as to conformity with requirements of this Declaration. In the event the Architectural Control Committee fails to approve, disapprove, or specify the deficiency in such plans, specifications and location within thirty (30) days after submission to the Architectural Control Committee in such form as they may require, it shall be deemed approved. The Architectural Control Committee shall have the right to refuse to approve any design, plan or color for such improvements, construction or alterations which, in its opinion, are not suitable or desirable for any reason, aesthetic or otherwise. In so passing in such design, the Committee shall have the privilege in the exercise of its discretion to take into consideration the suitability of the proposed structure or alteration, the materials of which it is to be built, and the exterior color scheme in relation to the site upon which it is proposed to be erected. The Architectural Control Committee may also consider whether the design of the proposed structure or alteration is in harmony with the surroundings, the effect of the structure or alteration when viewed from adjacent or neighboring property, and any and all other facts which, in the Architectural Control Committee's opinion, shall affect the desirability of such proposed improvement, structure or alteration. Actual construction shall comply substantially with the plans and specifications approved. DECLARATION OF COVENANTS, CONDITIONS AND RESTRICTIONS, Page 13 3/17/00 Section 3. Submissions: Requests for approval of the Architectural Control Committee shall consist of such documents and other materials as may be reasonably requested by the Architectural Control Committee including, without limitation, the following: A. Site Plan. A site plan showing the location of buildings and all other structures and improvements, including fences and walls on the Lot, Lot drainage and all setbacks and other pertinent information related to the improvements. B. Building Plan. A building plan which shall consist of preliminary or final blueprints, elevation drawings of the north, south, east, and west sides, detailed exterior specifications for each building which shall indicate, by sample, if required by the Architectural Control Committee, all exterior colors, material and finishes, including roof, to be used. Garage, accessory and outbuildings to be located on a Lot shall be architecturally and visually compatible and harmonious with the principal building on the Lot as to style and exterior colors and shall not be higher than ten feet above the roof line of the principal building on the Lot. C. Landscape Plan. A landscape plan for that portion of the Lot to be landscaped which shall show the location, type and size of trees, plants, ground cover, shrubs, berms and mounding, grading, drainage, sprinkler system, fences, free standing exterior lights, driveways, parking areas and walk ways. Section 4. Rules and Regulations: The Architectural Control Committee is hereby authorized to adopt rules and regulations to govern its procedures and the requirements for making submissions and obtaining approval as the Committee deems appropriate and in keeping with the spirit of due process of law. The Architectural Control Committee is further hereby empowered to adopt such rules and regulations as it shall deem appropriate, consistent with the provisions of this Declaration, pertaining to matters of design, materials, colors, and aesthetic interests. Any such rules and regulations may be amended from time to time, in the sole discretion of the Architectural Control Committee. The failure of the Architectural Control Committee to adopt any such rules and regulations shall not form the basis for an attack upon the exercise of Architectural Control Committee's discretion, it being the intent of this Declaration to provide the Architectural Control Committee with as broad discretion as is permissible under the law. Section 5. Fees: The Architectural Control Committee may establish, by its adopted rules, a reasonable fee schedule for an architectural review fee to be paid by each owner submitting plans and specifications for approval. No submission for approval will be considered complete until such fee has been paid. Section 6. Waivers: The approval of any plans, drawings or specifications for any structure, improvement, or alteration, or for any matter requiring the approval of the Architectural Control Committee, shall not be deemed a waiver of any right to withhold approval of any similar plan, drawing, specifications, or matters subsequently submitted for approval. DECLARATION OF COVENANTS, CONDITIONS AND RESTRICTIONS, Page 14 3/17/00 Section 7. Liabili : Neither the Architectural Control Committee nor any member thereof shall be liable to the Association, any Owner, or any other party, for any damage suffered or claimed on account of any act, action or lack thereof, or conduct of the Architectural Control Committee or any members thereof, so long as the Architectural Control Committee, or the respective members thereof, acted in good faith on the basis of information they then possessed. Section 8. Certification by Secretary: The records of the Secretary of the Association shall be conclusive evidence as to all matters shown by such records and the issuance of a certificate of completion and compliance by the Secretary or Assistant Secretary of the Association showing that the plans and specifications for the improvement or other matters therein provided for have been approved and that said improvements have been made in accordance therewith, or a certificate as to any matters relating to and within the jurisdiction of the Association by the Secretary thereof, shall be conclusive evidence that shall fully justify and protect any title company certifying, guaranteeing or insuring title to said property, or any portion thereof or any lien thereon and/or any interest therein as to any matters referred to in said certificate, and shall fully protect any purchaser or encumbrancer from any action or suit under this Declaration. After the expiration of one (1) year following the issuance of a building permit therefor by municipal or other governmental authority, any structure, work, improvement or alteration shall, as to any purchaser or encumbrancer in good faith and for value and as to any title company which shall have insured the title thereof, be deemed to be in compliance with all the provisions hereof unless a notice of noncompliance executed by the Association shall have appeared of record in the office of the County Recorder of Ada County, State of Idaho, or unless legal proceedings shall have been instituted to enforce completion or compliance. Section 9. Construction and Sales Period Exception: During the course of construction of any permitted structures or improvements and during the initial sales period, the restrictions (including sign restrictions) contained in this Declaration or in any Supplemental Declaration shall be deemed waived to the extent necessary to permit such construction and the sale of all Dwelling Units; provided that, during the course of such construction and sales, nothing shall be done which will result in a violation of these restrictions upon completion of construction and sale. Further, Declarant shall have the right to select and use any individual Dwelling Units owned by it as models for sales purposes. ARTICLE X: INSURANCE AND BOND Section 1. Required Insurance: The Association shall obtain and keep in full force and effect at all times the following insurance coverage provided by companies duly authorized to do business in Idaho. The provisions of this Article shall not be construed to limit the power or authority of the Association to obtain and maintain insurance coverage in addition to any insurance coverage required hereunder in such amounts and in such forms as the Association may deem appropriate from time to time. DECLARATION OF COVENANTS, CONDITIONS AND RESTRICTIONS, Page 15 3/17/00 r� 'loll, A. A multi -peril -type policy covering any Common Area improvements, providing as a minimum fire and extended coverage and all other coverage in the kinds and amounts commonly required by private institutional mortgage investors for projects similar in construction, location and use on a replacement cost basis in an amount not less than one hundred percent (100%) of the insurable value (based upon replacement cost). B. A comprehensive policy of public liability insurance covering all of the common areas, commercial spaces and public ways in the properties. Such insurance policy shall contain a severability of interest endorsement which shall preclude the insurer from denying the claim of a Dwelling Unit Owner because of negligent acts of the Association or other Owners. The scope of coverage must include all other coverage in the kinds and amounts required by private institutional mortgage investors for projects similar in construction, location and use. If the properties contain more than one hundred (100) Units, coverage shall be for at least $1,000,000 per occurrence, for personal injury and/or property damage. C. Workmen's compensation and employer's liability insurance and all other similar insurance with respect to employees of the Association in the amounts and in the forms now or hereafter required by law. Section 2. Optional Insurance: The Association may obtain and keep in full force and effect at all times the following insurance coverage provided by companies duly authorized to do business in Idaho. A. Liability insurance affording coverage for the acts, errors and omissions of its directors and officers, including members of the Architectural Control Committee and other committees as may be appointed from time to time by the Board of Directors of such association in such amount as may be reasonable in the premises. B. The Association may obtain bonds and insurance against such other risks, of a similar or dissimilar nature, as it shall deem appropriate with respect to the protection of the properties, including any personal property of the Association located thereon, its directors, officers, agents, employees and association funds. Section 3. Additional Provisions: The following additional provisions shall apply with respect to insurance: A. Insurance secured and maintained by the Association shall not be brought into contribution with insurance held by the individual Owners or their mortgages. DECLARATION OF COVENANTS, CONDITIONS AND RESTRICTIONS, Page 16 3/17/00 B. Each policy of insurance obtained by the Association shall, if possible, provide: A waiver of the insurer's subrogation rights with respect to the Association, its officers, the Owners and their respective servants, agents and guests; that it cannot be canceled, suspended or invalidated due to the conduct of any agent, officer or employee of the Association without a prior written demand that the defect be cured; that any "no other insurance" clause therein shall not apply with respect to insurance held individually by the Owners. C. All policies shall be written by a company licensed to write insurance in the state of Idaho and all hazard insurance policies shall be written by a hazard insurance carrier holding financial rating by Best's Insurance Reports of Class VI or better. D. Notwithstanding anything herein contained to the contrary, insurance coverage must be in such amounts and meet other requirements of the Federal Home Loan Mortgage Corporation. ARTICLE XI: CONDEMNATION Section 1. Consequences of Condemnation: If at any time or times, all or any part of the Common Area shall be taken or condemned by any public authority or sold or otherwise disposed of in lieu of or in avoidance thereof, the following provisions shall apply. Section 2. Proceeds: All compensation, damages, or other proceeds therefrom, the sum of which is hereinafter called the "condemnation award," shall be payable to the Association owing the condemned Common Area. Section 3. Apportionment: The condemnation award shall be apportioned among the Owners having an interest in the condemned Common Area equally on a per - Lot basis. The Association shall, as soon as practicable, determine the share of the condemnation award to which each Owner is entitled. Such shares shall be paid into separate accounts, one account for each Lot. Each such account shall remain in the name of the appropriate Association and shall be further identified by Lot number and the name of the Owner thereof. From each separate account, the Association, as attorney- in-fact, shall use and disburse the total amount of such accounts, without contribution from one account to the other, first to Mortgagees and other lienors in the order of priority of their Mortgages and other liens and the balance remaining to each respective Owner. ARTICLE XII: MORTGAGEE PROTECTION Notwithstanding anything to the contrary contained in this Declaration or in the Articles or Bylaws of the Association: DECLARATION OF COVENANTS, CONDITIONS AND RESTRICTIONS, Page 17 3/17/00 A. The Association shall maintain an adequate reserve fund for the performance of its obligations, including the maintenance, repairs and replacement of those common elements and improvements thereon, and such reserve shall be funded by at least quarterly assessments. B. The holders of First Mortgages shall have the right to examine the books and records of any Association and to require annual reports or other appropriate financial data. C. Any management agreement for the Properties or Common Area, or any other contract providing for services of the developer, sponsor or builder, shall be terminable (i) by the contracting Association for cause upon thirty (30) days' written notice thereof, and (ii) by either party without cause and without payment of a termination fee on ninety (90) days' or less written notice thereof, and the term of any such agreement shall not exceed one (1) year. D. Any lien which the Association may have on any Dwelling Unit for the payment of assessments attributable to such Unit will be subordinate to the lien or equivalent security interest of any Mortgage on the Unit recorded prior to the date notice of such assessment lien is duly recorded. E. Unless all institutional holders of First Mortgages have given their prior written approval, no Association shall: 1. By act or omission seek to abandon, partition, subdivide, encumber, sell or transfer the Common Area property owned, directly or indirectly, by such Association for the benefit of the Owners. (The granting of easements for public utilities or for other public purposes consistent with the intended use of such Common Area property shall not be deemed a transfer within the meaning of this clause.) 2. Change the method of determining the obligations, assessments, dues or other charges which may be levied against an Owner. 3. By act or omission change, waive or abandon any scheme of regulations, or enforcement thereof, pertaining to the architectural design or the exterior appearance of Dwelling Units, the maintenance of the Common Area property, party walls, or common fences and driveways, or the upkeep of lawns and plantings in the subdivision. 4. Fail to maintain fire and extended coverage on insurable Common Area property on a current replacement cost basis in an amount not less than one hundred percent (100%) of the insurable value (based on current replacement cost). DECLARATION OF COVENANTS, CONDITIONS AND RESTRICTIONS, Page 18 3/17/00 5. Use hazard insurance proceeds for losses to any Common Area property for other than the repair, replacement or reconstruction of such Common Area property. 6. Amend materially this Declaration, the Association's Articles of Incorporation, or its Bylaws. 7. Terminate professional management and assume self-management of the Properties. ARTICLE XIII: ANNEXATION Section 1. Time for Annexation: Land Subject to Annexation: Declarant hereby reserves the right to annex the real property described in Exhibit A attached hereto, or any portion thereof, into the project by recording a Notice of Annexation or Supplemental Declaration particularly describing the real property to be annexed and added to the project created by this Declaration, pursuant to the provisions of this Article XIII. Upon the recording of a Notice of Annexation containing the provisions set forth in this Section (which Notice may be contained within a Supplemental Declaration affecting such property), except as may be provided for therein, the covenants, conditions and restrictions contained in this Declaration shall apply to the added land in the same manner as if it were originally covered by this Declaration and originally constituted a portion of the project; and thereafter, the rights, privileges, duties and liabilities of the parties to this Declaration with respect to the added land shall be the same as with respect to the original land, and the rights, privileges, duties and liabilities of the Owners, lessees and occupants of Lots and Units within the added land shall be the same as in the case of the original land. Notwithstanding the foregoing, any Supplemental Declaration may provide a special procedure for amendment of any specified provision thereof, e.g., by a specified vote of only the owners of Dwelling Units within the area subject thereto. Any provision of a Supplemental Declaration for which no special amendment procedure is provided shall be subject to amendment in the manner provided in this Declaration. Section 2. Procedure for Annexation: Any of the above-described real property may be annexed into the project by the recordation of a Notice of Annexation executed by Declarant and containing the following information: A. A reference to this Declaration, which reference shall state the date of recordation hereof and the Recorder's instrument number or the book and page of the official records of Ada County where this Declaration is recorded; B. An exact legal description of the added land; DECLARATION OF COVENANTS, CONDITIONS AND RESTRICTIONS, Page 19 3/17/00 C. A statement that the provisions of this Declaration shall apply to the added land, except as set forth therein; and D. A statement of the use restrictions applicable to the annexed property, which restrictions may be the same or different from those set forth in this Declaration. ARTICLE XIV: GENERAL PROVISIONS Section 1. Enforcement: The Association or any Owner or the owner of any recorded mortgage upon any part of said property, shall have the right to enforce, by any proceedings at law or in equity, all restrictions, conditions, covenants, reservations, liens and charges now or hereafter imposed by the provisions of this Declaration. Failure by the Association, or by any Owner to enforce any covenant or restriction herein contained shall in no event be deemed a waiver of the right to do so thereafter. Section 2. Severability: Invalidation of any one of these covenants or restrictions by judgment or court order shall in no way affect any other provisions which shall remain in full force and effect. Section 3. Amendment: The covenants and restrictions of this Declaration shall run with the land and shall inure to the benefit of and be enforceable by the Association or the legal Owner of any Lot subject to this Declaration, their respective legal representatives, heirs, successors and assigns, for a term of twenty-five (25) years from the date this Declaration is recorded, after which time said covenants shall be automatically extended for successive periods of ten (10) years. Except as otherwise provided herein, any of the covenants and restrictions of this Declaration, except the easements herein granted, may be amended by an instrument signed by members entitled to cast not less than sixty-six and two-thirds percent (66-2/3%) of the votes of membership. Any amendment must be recorded. Section 4. Assignment by Declarant: Any or all rights, powers and reservations of Declarant herein contained may be assigned to the Association or to any other corporation or association which is now organized or which may hereafter be organized and which will assume the duties of Declarant hereunder pertaining to the particular rights, powers and reservations assigned, and upon any such corporation or association evidencing its intent in writing to accept such assignment, have the same rights and powers and be subject to the same obligations and duties as are given to and assumed by Declarant herein. All rights of Declarant hereunder reserved or created shall be held and exercised by Declarant alone, so long as it owns any interest in any portion of said property. DECLARATION OF COVENANTS, CONDITIONS AND RESTRICTIONS, Page 20 3/17/00 IN WITNESS WHEREOF, Declarant has caused its corporate name to be hereunto subscribed and its corporate seal affixed this day of , 1999. DECLARANT: STEINER DEVELOPMENT, LLC is STATE OF CALIFORNIA ) .ss. County of ) Louis J. Steiner On this day of , 2000, before me, the undersigned Notary Public in and for said State, personally appeared LOUIS J. STEINER, known or identified to me to be the Managing Member of Steiner Development, LLC, the limited liability company that executed the within instrument, or the person who executed the instrument in behalf of said limited liability company, and acknowledged to me that such limited liability company executed the same. IN WITNESS WHEREOF, I have hereunto set my hand and affixed my official seal the day and year in this certificate first above written. NOTARY PUBLIC, State of Idaho Residing at Boise, Idaho My Commission Expires: DECLARATION OF COVENANTS, CONDITIONS AND RESTRICTIONS, Page 21 3/17/00 EXHIBIT A (Description of Property to be Annexed) DECLARATION OF COVENANTS, CONDITIONS AND RESTRICTIONS, Page 22 3/17/00 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, R1 W, 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 be measured and recorded in each of the installed monitoring wells every 10 days between now and about the 151 of October, 1999. 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 THI 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, Glen H. Logan Certified Professional Soil Scientist AES Soil Evaluation Evaluation Date 716/99 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, R1W, BM, Ada County Slope 0-1% Evaluated By Glen H. Loaan. CPSS 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. Pit TH1 Pit TH2 0-17" Silt loam (20% clay), 0-14" Silt loam (20% + I OYR 3/4, common clay), 10YR 3/4, fine roots common fine roots 17-56" Strongly cemented to 14-25" Weakly 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), l OYR 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), I OYR 4/6 no roots matrix, 7.5YR 5/6 mottles, no roots 57-96" Very gravelly loamy coarse sand (5% clay), variegated color, no roots 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. 77- olo T.J; EL C• *fi Ae bob-4mb-- io lvo-� I I TOTi L j TEST HOLE MONITORING DEPTH TO GROUND WATER Test Hole 7/20/99 9/10/99 9/17/99 9/24/99 10/22/99 1 3.5' 4.2' 4.1' 4.2' No Water 2 2.8' 3.0' 3.2' 2.9' No Water 990208\drainage-rpt Page 9 REQU ^f FOR SUBDIVISION APPROVAL"^ PRELIMINARY PLAT PLANNING AND ZONING COMMISSION TIME TABLE FOR SUBMISSION: A request for preliminary plat approval must be in the City Clerks possession no later than three days following the regular meeting of the Planning and Zoning Commission. The Planning and Zoning Commission will hear the request at the monthly meeting following the month that the request was made. After a proposal enters the process itmay domentaton areece received before 5 00 p M buacted utimeetings provided the necessary procedures an Thursday following the Planning and Zoning Commission action. GENERAL INFORMATION 1. Name of Annexation and Subdivision: Wilkins Ranch Village Subdivision 2. General Location: NW 1/4 Section 3 T3N., RI W. 3. Owners of record: Louis T Steiner Address: 554 E. Bellevue Rd. Suite B Atwater CA, Zip 95301 Telephone 888-2076 4. Applicant: Steiner Development, LLC Address: 554 E. Bellevue Rd., Suite B Atwater CA, Zip 95301 Telephone 884-2076 5. Engineer, Stan McHutchison Firm Briggs Engineering, Inc Address, 1800 W. Overland Road Boise ID Zip 83705 Telephone 344-9700 6. Name and address to receive City billings - Name: Steiner Development LLC Address 554 E. Bellevue Rd., Suite B Atwater CA 95301 Telephone 884-2076 PRELIMINARY PLAT CHECKLIST: Subdivision Features 1. Acres: 10.19 2. Number of building lots: 48 (1 existingh_ ome) 3. Number of other lots: 5 (Common Lots) 4. Gross density per acre: 4.7 5. Net density per acre: 4.7 6. Zoning Classification(s): Proposed R-4 7. If the proposed subdivision is outside the Meridian City Limits but within the jurisdictional mile, what is the existing zoning classification? RT (Rural Transition) 8. Does the plat border a potential green belt? No 9. Have recreational easements been provided for? Linkage to a pedestrian path 10. Are there proposed recreational amenities to the City? No Explain 11. Are there proposed dedications of common areas? No Explain For future parks? No Explain 990412\SUBAPPL-Mer-PP ( 1 ) 12. What school(s) service area? . Meridian do you propose any agreements for future school sites? No , Explain Future school site located east of subject property 13. Are there any other proposed amenities to the City? No , Explain 14. Type of Building (Residential, Commercial, Industrial or combination): Residential 15. Type of Dwelling(s) (Single Family, Duplexes, Multiplexes, other): Single -Family 16. Proposed Development features: a. Minimum square footage of lot(s): 5252 Sq Ft. b. Minimum square footage of structure(s): 1100 Sq. Ft. C. Are garages provided for? Yes Square footage: 400 Sq. Ft. d. Has landscaping been provided for: Yes , Describe (20') landscaping__ adjacent to Ustick Road and Landscaping aloniz collector street and pocket park. e. Will trees be provided for? Yes Will trees be maintained ? Homeowner's Association f. Are sprinkler systems provided for? Yes - installed by the developer g. Are there multiple units ? No , Type: Remarks: h. Are there special set back requirements ? No Explain: i. Has off street parking been provided for ? Yes Explain: Driveways and Garages j. Value range of property: N/A k. Type of financing for development: Conventional 1. Were protective covenants submitted? Yes , Date: Sample Covenants 17. Does the proposal land lock other property? No Does it create Enclaves? No STATEMENTS OF COMPLIANCE: 1. Streets, curbs, gutters and sidewalks are to be constructed to standards as required by Ada County Highway District and Meridian Ordinance. Dimensions will be determined by the City Engineer. All sidewalks will be five (5) feet in width. 2. Proposed use is in conformance with the City of Meridian Comprehensive Plan. 3. Development will connect to City services. 4. Development will comply with City Ordinances. 5. Preliminary Plat will include all appropriate easements. 6. Street names must not conflict with City grid system. 9-604 B PRE -APPLICATION MEETING The developer shall meet with the Administrator prior to the submission of the Preliminary Development Plan. The purpose of this meeting is to discuss early and informally the purpose and effects of this Ordinance and the criteria and standards contained herein, and to familiarize the developer with the Comprehensive Plan, Zoning Ordinance, Subdivision Ordinance and such other plans and ordinances as deemed appropriate. The developer may also meet with the Commission or Council prior to submitting an application. 990412\SUBAPPL-Mer-PP (2) FunRE SCN t > �LL• t� n ' II�11/ e t/ FunRE SCN t > �LL• t� ' II�11/ e t/ FunRE SCN t > �LL• t� ' II�11/ y I � � • I �r -------------------- - - - - --�------------------------- - - - - -- - - -- -----•---- -,---- ------1 ' 1 2 3 4 6 6 7 p p Q ZONE BOUNDARY II ------------ -------y ' 13 r R0�h05 >�C ;' z . BFoR a > : ,1:4 T�-,iOLZ ' ' 2 3 4 OCK �R Z 12 ajLxy9L� 6 6 7 SCHOOL $ s p 10 11 SITE i ------------- CITxLIMIT j < T\` �pQp$lop iyF, OON LAKE DR. l . VICINITY MAP - 1"=300' WILKINS RANCH VILLAGE SUBDIVISION NW 1/4 SECTION 3, T.3N., R.1W., B.M. ADA COUNTY, IDAHO ---r--- r - r---,----, W. NIEMANN ST. Q 28 29 30 31 32 33 34 36 36 37 38 z --------i----i-'-------t---- 11 'I' BL qC z 23 22 21 20 19 18 17 ' y . _ N W. CAMPFIRE ST. Q ,6 1 SITE a 16 y BLOCK 3 3 W 14 ZONE BOUNDARY II ------------ -------y ' 13 r R0�h05 >�C ;' z . BFoR a > : ,1:4 T�-,iOLZ ' ' 2 3 4 OCK �R Z 12 ajLxy9L� 6 6 7 SCHOOL $ s p 10 11 SITE i ------------- CITxLIMIT j < T\` �pQp$lop iyF, OON LAKE DR. l . VICINITY MAP - 1"=300' WILKINS RANCH VILLAGE SUBDIVISION NW 1/4 SECTION 3, T.3N., R.1W., B.M. ADA COUNTY, IDAHO RT U RT 0 1000 2000 Feet i -L IL RT RT m ■►■■���■ ���■■■■■ �■ ■� \�� all in no � ■■■■■■■Z- son ■■■■■ �; 1111 � �� //■■■■■��/ � ■ �� ■[� �� *VIII 111 IN HALF MILE RADIUS MAP WILKINS RANCH VILLAGE SUBDIVISION NW 1/4 SECTION 3, T.3N., RAW., B.M. ADA COUNTY, IDAHO August 10, 2000 MERIDIAN CITY COUNCIL MEETING August 15, 2000 APPLICAiNT Steiner Development, LLC ITEM NO. 14 REQUEST Request for Preliminary Plat approval of 48 building lots with 1 existing home and 5 other lots on 10.19 acres for proposed Wilkins Ranch Village PUD - south of Ustick Road and east of Black Cat Road AGENCY COMMENTS CITY CLERK: See attached from applicant CITY ENGINEER: CITY PLANNING DIRECTOR: See July 14 comments CITY ATTORNEY See attached recommendations CITY POLICE DEPT: CITY FIRE DEPT: CITY BUILDING DEPT: CITY WATER DEPT: CITY SEWER DEPT: MERIDIAN SCHOOL DISTRICT: See attached MERIDIAN POST OFFICE: ADA COUNTY HIGHWAY DISTRICT: See attached CENTRAL DISTRICT HEALTH: See attached NAMPA MERIDIAN IRRIGATION: SETTLERS IRRIGATION: IDAHO POWER: US WEST: INTERMOUNTAIN GAS: BUREAU OF RECLAMATION: OTHER: Contacted: Date: Phone: Materials presented at public meetings shall become property of the City of Meridian. J U a 1 2000 ER/G'G.S ENG/NEER/NG. Inc. W 1800 West Overland Road ENGVaMM/ PLANNEM / SUWV MORS Boise, Idaho 83705 — 3142 Voice - (208) 344-67M Fax (208) 345=2950 E-mail briggsgmicron.net July 18, 2000 Ms Shari Stiles Mr. Bruce Freckleton City of Meridian 200 E. Carlton, Suite 201 Meridian, Idaho 83642 Re: Willdns Ranch Village (Annexation, Rezone, Preliminary Plat, PUD & Conditional Use Applications) Dear Shari and Brad: This letter is in response to staff comments dated July 13, 2000 ] , Internal irrigation and drainage ditches will be piped or rerouted by a prior phase of this development. The Rutledge Drain adjoining the west boundary of the Dakota Ridge Subdivision will be piped. The section of the adjoining north property will also be piped by a previous phase of the Wilkins Ranch Development. 2. A septic- system and two wells presently east on the property. The septic system and residential well will be removed per City Ordinance. 3. The applicant will comply. 4. The applicant will comply. Annexation and ZoningC*pneral Comments 1. Yes the legal description is correct.. 2. the request for R-4 is compatible with adjacent properties. _ Annexation Site Specific Requirements l . We are in agreement. -2. The applicant will comply with relocating the mobile home. The existing single family dwelling will remain on proposed Lot 6, Block 1. The applicant will be remodel the building and access to the building will be provided off Niemann Street. The building will require a variance of the required 15 -foot setback requirement (by approximately 2 -feet). The variance is required due to a 25 -foot landscape buffer and right-of-way dedication to the Ada County 11iighway District. The City requires a 20 -foot landscape buffer but more provided for because a wider buffer between the residential use and the arterial roadway. 3. We are in agreement. 4. The applicant will comply and enter into a development agreement. 0101 \CityMer Hawkins -Chile Rzspo 1t. _ :BRIGGS ENGlh ^ tti s Inc. Ieoo 4^� C) edand Ro d- r �aho 83705 - COS) 344-4['-Qil PreliminM Plat General Comments: 1. The appficant will comply. - 2. The applicant will comply. 3. _The applicant will comply. -_Preliminary Plat Requirements: availabl th 1. The applicant will comply. Z. 'The applicant will comply. - 3. -The applicant will comply. 4. The applicant will comply. 5. The applicant will comply 6. "The applicant will comply, 7. -`The applicant will comply. �_.w .. _... ,f. 8. -The pressurized irrigation system will be designed to Nampa and Meridian Irrigation District standards_ The system will be owned and maintained by Nampa Meridian t== - _irrigation District with approval by the District Board. A year around source of irrigation .: - y�, db fro 41. e Eight Mile Lateral and the secon ary source will e m e -Nine Mile Creek east of the project site. - ' 9. -The applicant will comply. ! 10.HEThe applicant will comply. f4.l . .. N/A - - __L ;The.appficant understands. 2 :Ihe.applicant willbe.requesting a variance for the minimum square footage requirement ` :Conder the R-4 zone. Under the R-4 zone -the applicant is required to construct a 1,400- :. :square. foot building. `The applicant is proposing to construct 1,100 -square foot homes. :the applicant is requesting the variance.to provide a mix of use within the development - _and.the near vicinity of the development. To the south (Lake at Cherry Lane No. 9, and Wilkins Ranch No. 1) the lots are varying from the standard 8,000 -square foot lots to over 20,000 -square feet. -The applicant will also be requesting a density bonus allowed under ;City Ordinace 12-6-6 for lots less than 8;000 -square feet (see below for greater detail -concerning the, 25 -percent density bonus). The applicant is requesting a variance for the . ._ int im lot frontage on a public street from 80 -feet to 52 -feet and also the minimum block length of 1,000 -feet to 1,800 -feet. Pathways will be provided where the block � =length exceeds L 000 -feet. 4 : -3- Me_ applicant is providing single family homes with two car garages and 20 -foot front set 'I`'. backs.'The�additional parking space requirement is not necessary per statement No, 4. : 4.. 7Me applicant understands (see No. 3 above) N0 maintenance building is proposed with the single-family development. The applicant T intends to contract with a landscape company for maintenance of common areas and .landscaping. Therefore, this requirement should be deleted and/or is not aplicable. 905- =:6 Per -City Ordinance 12-6-6: Bonus Densities are allowed provided: (1) Provision for . H - private, common open space in a PD shall be considered cause for density increases not to 0101 \CityMerHawkins-Clark Response ltr .I "%�'.J- ACS?C*fC'0117T LU - d rolul �- exceed twenty five percent(25%)." The applicant is providing a 1.09 -acre pocket park - centrally located within the development. Play equipment will be installed in the park. The roads around the park have been single loaded for easy access to the park area and enhanced visibility, which provides for safety and aesthetics. The standard open space for this site is approximately 9,000 -square feet (not accounting for the park site). The applicant is proposing open space in excess of 9,000 -square. The entire site is 10.19 - acres. An R-4 zone will allow 4 -dwelling units per acre. With the size of the site, the applicant would be allowed 40 -dwelling units per acre without a density bonus. With a density bona of 25 -percent the applicant would be allowed 50 -lots (25 X 40 = 10, 10 + 40 = 50 -lots) under the City Ordinance (12-6-6). The applicant is only requesting 48 -lots which is a 17 -percent density bonus. 7. The applicant will comply. 8. The applicant will comply. -Steve Arnold aProject Manager:/ Use Planner . - 4. w f—=13LB:fc 4':k r_,. ....­ 0101\C1tyhIaHSWkins-ClarC .1tr icy* ri SCr_7CbC`Ora?T ...... . �......_-... _..._ _ .._ - MEMORANDUM: July 14, 2000 To: Planning & Zoning Commission/Mayor & City Council From Bruce t'reckleton, Assistant to City Engineer` Shari Stiles, P&Z Administrator Re: Request for Annexation and Zoning of 10.19 Acres to R-4 and Preliminary Plat with a Conditional Use Permit for a 48 -Lot Planned Single-family Development by Steiner Development, LLC We have reviewed this submittal and offer the following comments, as conditions of the appliQant. These conditions shall be considered in full, unless expressly modified or deleted by motion of the Meridian City Council: LOCATION The parcel is located one-half mile west of Ten Mile Road on Ustick )toad. SZJRROUNDTNG PROPERTIES This parcel is bordered on the east by Dakota Ridge Subdivision (R4 subdivision) and a future elementary school site. Plat approval has been received for the property on the south and west for Wilkins Ranch Subdivision, an R4 development with minimum lot sizes of 8,000 square feet. North of Ustick Road from this property is unincorporated property zoned RT. QE1VIRAL REQUIREMENTS 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 should be shown on the site plans. 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. nroaato. c1 r.00.W.rr-aao1R JUL 14 '00 15:55 wd eV96 .iv PP t't> A. 2088886854 PAGE.01 � �^ NUB OF TREASURE VALLEY ti1AYOR Robern D;Corne A Good Place m rive LP.(;A1, 1)FYAK 1 MUv1 CITY CITY OF MERIDIAN (20S) 258-2699 •Fax 2f8-2501 COUNC1 MEMJ3hR.S PUBLIC wUKKZj Ron Anderson 33 EAST IDAHO BUILDIN DEPARTMENT Keith Bird MERIDIAN, TDAHO 83642 (208) 887-2211 • Fax KK7.1297 Tammy ddWeerd — (208) 38S -4A33 • Pru (20R) 537-dS I? PLANNING :GNU ZnN1NC Cherie McCandless City Clerk Office Fu (208) 888-42is DCPARTMENT (208) 884-5533 • Fax KYK-6854 MEMORANDUM: July 14, 2000 To: Planning & Zoning Commission/Mayor & City Council From Bruce t'reckleton, Assistant to City Engineer` Shari Stiles, P&Z Administrator Re: Request for Annexation and Zoning of 10.19 Acres to R-4 and Preliminary Plat with a Conditional Use Permit for a 48 -Lot Planned Single-family Development by Steiner Development, LLC We have reviewed this submittal and offer the following comments, as conditions of the appliQant. These conditions shall be considered in full, unless expressly modified or deleted by motion of the Meridian City Council: LOCATION The parcel is located one-half mile west of Ten Mile Road on Ustick )toad. SZJRROUNDTNG PROPERTIES This parcel is bordered on the east by Dakota Ridge Subdivision (R4 subdivision) and a future elementary school site. Plat approval has been received for the property on the south and west for Wilkins Ranch Subdivision, an R4 development with minimum lot sizes of 8,000 square feet. North of Ustick Road from this property is unincorporated property zoned RT. QE1VIRAL REQUIREMENTS 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 should be shown on the site plans. 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. nroaato. c1 r.00.W.rr-aao1R JUL 14 '00 15:55 wd eV96 .iv PP t't> A. 2088886854 PAGE.01 i i Planning & Zoning Com July 14, 2000 Page I ,)n[Mayer & City Council 2. Any existing domestic wells and/or septic systems within this project will have to 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. 4. Five -foot -wide sidewalks and pedestrian walkways shall be provided in accordance with City Ordinance Section 12-5-2.K. 5. If possible, respond in writing to the memorandum, by noon on Tuesday, Jul) preliminary plat mag to the City Clerk's each of the comments contained in this 18, 2000. Submit ten copies of the revised office prior to the Public hearing at the City '. Council. ANNEXATION AND ZONING GENERAL COMN_V S 1. , The legal description is correct and places the parcel contiguous to existing city limits. le with adjacent properties within the City. 2. The requested zoning of R-4 is compatib ANNEXATION SITE SPECIFIC REOLTIREIYMM 1. Chapter 6 of Title 12., Meridian City Ordinance, sets forth the requirements for Planned Developments. 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 resultof any subsequent change in tenancy or ownership. 2. 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 should be placed on the applicant that the mobile building be removed prior to passage of an annexation ordinance. 3. 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 should 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. 4. s A Development Agreement will be required as a condition of annexation. t PREIJNUNARY PLAT COMMENTS 1. Obtain a letter from the Ada County Street Name Committee, approving the subdivision and street names. Make any corrections necessary to conform. AZ -00-016f CLf4"0. PF-0"Jt; JUL 14 100 15:55 WAira&rwhVdbp.un•.CUY,doe 2oseeGG854 PAGE.02 Plal�g & Zoning Com July 14, 2000 Page 4 on/Mayor & City Council a secondary source, developer shall be responsible to pay water assessments for the entire common -open area. 9. ; The soils investigation report submitted with the application indicates that groundwater was encountered at some fairly shallow depths within the project site. Design engineer to provide a statement of compliance,prior to the approval of development plans, that certifies that the centerline finish grade of the streets, public or private, is at Least three feet above the established normal ground water elevation. This is an effort to ensure that the building footings are at least one foot above the high groundwater. 10. Submit compaction test results to the Meridian Building Department for all lots receiving fill material 11. Submit ten copies of the revised preliminary plat prior to public hearing at City Council. CONDITIONAL US COMMENTS 1 As part of a conditional use permit, the City of Meridian .may impose additional restrictions/conditions. 2. Variances to the Ordinance that would be required if this development is approved as Proposed would include the following: Muiimum house size R-4 �tazt and EM&SKd 1,400 s.f. 1,300 s.f. (?) Minimum lot size 8,000 s.f. 5,252 s.f. Minimum froze 80 feet Maximum block length52 feet 1,000 fiaet 1,800+ feet 3• Storage areas shall be provided for the anticipated needs of boats, campers and trailers per Ordinance Section 12-6-8 unless the City Council approves otherwise. 4. Because this development is proposed to be single-fami]y homes with two -car garages and 20 -foot setbacks, the additional parking space requirement is not nec;esssary. S. 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 per Ordinance Section 12-6-8.A-3. 6. Both the Comprehensive Plan (Housing chapter, pg. 68 Ordinance (12-6-6) require that variations per- 1.18) and the Subdivision pertaicung to PD's shall not exceed 25% of the existing requirements. The developer is responsible for documentation of any bonus density. With the information provided, it is difficult to determine if the 25% maximum change is exceeded. Staff requests that the Applicant provide further detail, showing that bonus densities are in compliance with the above-cited ordinanceeandcally tthat AZ -04016, Ctd�0a0vq H` 00-014 JUL_ 14 '00 15:56 WdkjnsR,rKb V-%9e.AZPP.CUP4a 2088886854 PPGE.04 Planning & Zoning Com -)n/Mayor & City Council July 14, 2000 Puge 9 75% comply with the existing R-4 standards. The applicant has indicated that 1.09 acres of common area is being provided. 7. No signage details were submitted (design or location). Staff recommends monument - type signage along Ustick Road. Detailed signage plans will be subject to design review and separate permits. 8. Ordinance 12-6-7.D requires that all planned developments provide underground utilities throughout the entire project site. RECOMMENDATION Although the conditional use permit application states that they are requesting a bonus density of 17%, Staff does not agree with the methodology used to arrive at the 17% bonus density. Staff recogmes that City Ordinance as relates to planned developments is in need of revision, as it has been ;;objected to various interpretations. It appears the only criteria used for calculating the bonus density was to take the total acreage of the parcel, multiplying by 4 for the maximum lots allowid in an R-4 zone, and multiplying that result by 117%. The minimum residential house size i� printed as 1,400 square feet on the plat, but crossed out to show 1,300 square feet, and the plat application itself indicates a minimum square footage of 1,100 square feet~ A 25% reduction in the; house size required in an R-4 zone would be 1,050 square feet. Staff recommends that 25% of the lots, or 12 homes, may be less than the 1,400 square fleet required in the R4 zone, but no leas than 1,300 square feet. The adjacent Dakota Ridge Subdivision has a minimum house size 41,500 square feet. The minimum square footage of lots shown on the application is 5,252 squar feet. Even in an R-8 zone, the minimum lot size would be 6,500 square feet. A 25% reduction of the 8,000 -square -foot lot size required in the R-4 zone would yield 6,000 -square - foot l)ts. The City has retained a consultant to assist in revising the planned development sectiohs of the Ordinance and would appreciate any input from the Planning and Zoning Conw�=, ibn on the subject. The 1,593 Comprehensive Plan contains a variety of goals and policies that are relevant to this appliciation. Staff has selected the following sections that most directly apply to the proposed The subject property is located in an area designated as Singleiamily Residential in the Meridian Coma rehensive Plan. It is within the Meridian Urban Service Planning Area. Ecork tmic development Chaptcr Police s 3.1U, 3.2U Ind :'Use Chapter Policies 2.1 U, 2.21J, 2.3U, 6.3.c wM wcJtrwb VZpp.CUP doe ALwUIo} ClJ9-40-Psq ➢V-00-016 i JUL 14 '00 15:56 2088886854 PAGE.05 July 14, 2000Page 6 oW4w4 ??-MQw JUL 14 `80 15:57 2088886854 PAGE.06 WHITE, PETERSON, PRUoSSS MORROW & GIGRAY, P.A. AT LAW ATT JULIE KLEIN FISCHER Wit F. GIGRAY, III BRENT J. JOHNSON D. SAMUEL JOHNSON WIIIAM A. MORROW WILLIAM F. NICHOLS CHIUSTOPHER S. NYE PHILIP A. PETERSON STtPH M L. PRUSS ERIC S. RossMAN TODD A. RossMAN DAVID M. SWARTLEY TERRENCER. WHITE To: Staff Applicant Affected Property Owner(s) 200 EAST CARLTON AVENUE POST OFFIcE Box 1150 MERIDJAN, IDAHO 83680-1150 TEL((208)288-2499 FAX(308)288-2301 August 2, 2000 Re: Application Case No. PP -00-015 NANTA OFFICE 104 NINTH AVENUE SOUTH POST OFFICE BOX 247 NAMPA, IDAHO 83653-0247 466-9272 FAX (� 8 )466-1405 PLEASE REPLY TO MERIDIAN OFFICE j?BCE1VF4D A U G - 7 2000 CITY OF MERIDIAN FINDINGS AND RECOMMENDATIONS OF PLANNING AND ZONING COMMISSION Staff, Applicant and/or Affected Property Owner(s): Please note that these Findings and Recommendations of the Planning and Zoning Commission shall be presented to the City Council at the public hearing on the above referenced matter by the Planning and Zoning Administrator. Due to the volume of matters which the City Council must decide, and to insure your position is understood and clear, it is important to have a consistent format by which matters are presented at the public hearings before the City Council. The City Council strongly recommends: That you take time to carefully review the Findings and Recommendations of the Planning and Zoning Commission, and be prepared to state your position on this application by addressing the Findings and Recommendations of the Planning and Zoning Commission; and That you carefully complete (be sure it is legg�'ble) the Position Statement if You disagree with the Findings and"Recommendations of the Planning and Zoning Commission. The Position Statement form for this application is available at the City Clerk's office. It is recommended that you re are a Position Statement and deliver it to the City Clerk prior to the hearing, if possible. If that is not possible, please present your Position Statement to the City Council at the hearing, along with eight (8) copies. The copies will be resented to the Mayor, Council, Planning and Zoning Administrator, Public Works and the City Attorney. If you are a part of a ggrroup, it is strongly recommended that one Position Statement be filled out for the group, which can be signed by the representative for the group. VeVAtt yo , Ciy's ice 1yi BEFORE THE PLANNING AND ZONING COMMISSION IN THE MATTER OF THE ) Case No. PP -00-015 REQUEST FOR PRELIMINARY ) PLAT FOR WILKINS RANCH ) RECOMMENDATION TO CITY VILLAGE, ) COUNCIL STEINER DEVELOPMENT, ) FBcEIVED LLC, ) Applicant ) AUG - 7 2Q00 CITY OF MERIDIAN 1. The property is approximately 10. 19 acres in size and is generally located at south of Ustick east of Black Cat in Meridian, Idaho. 2. The owner of record of the subject property is Louis J. Steiner of Atwater, California. 3. The Applicant is Steiner Development LLC of Atwater, California. 4. The subject property is currently zoned R -T with Ada county but the applicant has requested a zoning of R-4 Single Family Residential. However, staff are recommending a zoning of R-8 Medium Density Residential. The zoning of R-8 is defined within the City of Meridian's Zoning and Development Ordinance Section 11-7-2. 5. The subject property is within the city limits of the City of Meridian. 6. The entire parcel of the property is included within the Meridian Urban Service Planning Area as the Urban Service Planning Area and is defined in the RECOMMENDATION TO CITY COUNCIL - 1 PRELIMINARY PLAT-WILIQNS RANCH VILLAGE BY STEINER DEVELOPMENT, LLC Meridian Comprehensive Plan. 7. The Applicant proposes to develop the subject property in the following manner: 48 Lot Planned Single Family Development. 8. There are no significant or scenic features of major importance that affect the consideration of this application. RECOMMENDATION 1. The Meridian Planning and Zoning Commission hereby recommends to the City Council of the City of Meridian that they approve the preliminary plat as requested by the Applicant for the property described in the application, subject to the following: Adopt the Planning and Zoning Administrator and Assistant City Engineer Recommendations as follows: 1.1 Obtain a letter from the Ada County Street Name Committee, approving the subdivision and street names. Malce any corrections necessary to conform. 1.2 Coordinate fire hydrant placement with the City of Meridian Public Works Department. 1.3 Sanitary sewer and water service to this site shall be via extensions from mains proposed to be installed in the adjacent phases of Wilkins Ranch Subdivision. Applicant will be responsible to construct the sewer and water mains to and through this proposed development. Subdivision designer to 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. 1.4 The developer shall be responsible for the payment of sewer and water RECOMMENDATION' TO CITY COUNCIL - 2 PRELIMINARY PLAT-WILKINS RANCH VILLAGE BY STEINER DEVELOPMENT, LLC . assessment fees, as well as the actual physical connection of the existing home that is located within the boundaries of this subdivision. 1.5 Two -hundred -fifty- and 100 -watt, high-pressure sodium streetlights will be required at locations designated by the Public Works Department. All streetlights shall be installed at subdivider's expense. Typical locations are at street intersections and/or fire hydrants. 1.6 Underground pressurized irrigation must be provided to all landscape areas on site. Due to the landscape area, primary water supply connection to the City's mains will not be allowed. Applicant shall be required to utilize any existing surface or well water for the primary source. If City water is proposed as a secondary source, developer shall be responsible to pay water assessments for the entire common open area. 1.7 A detailed landscape pian 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. The plan must include sizes and species of trees, shrubs, berming/swale details, and all proposed ground cover/treatment. No fencing will be permitted within the landscape buffers. A letter of credit or cash surety in the amount of 110% will be required for all fencing, landscaping, pressurized irrigation, sanitary sewer, water, etc., prior to signature on the final plat. Perimeter fencing shall be installed prior to obtaining building permits. 1.8 Applicant has not indicated whether the pressurized irrigation system within this development is to be owned and maintained by an association or the Nampa &. Meridian Irrigation District. If the system is being proposed as a private system, 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. If City water is proposed as a secondary source, developer RECOMMENDATION TO CITY COUNCIL - 3 PRELIMINARY PLAT -WILKINS RANCH VILLAGE BY STEINER DEVELOPMENT, LLC -11 shall be responsible to pay water assessments for the entire common open area. 1.9 The soils investigation report submitted with the application indicates that groundwater was encountered at some fairly shallow depths within the project site. Design engineer to provide a statement of compliance, prior to the approval of development plans, that certifies that the centerline finish grade of the streets, public or private, is at least three feet above the established normal ground water elevation. This is an effort to ensure that the building footings are at least one foot above the high groundwater. 1.10 Submit compaction test results to the Meridian Building Department for all lots receiving fill material. Adopt the Recommendations of the Ada County Highway District as follows: 1.11 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. 1.12 Construct a 5 -foot wide concrete sidewalk on Ustick 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. 1.13 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. 1.14 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. 1.15 The proposed knuckles located at the north and south end of Sagefire Avenue are approved with this application. No traffic islands are RECOMMENDATION TO CITY COUNCIL - 4 PRELIMINARY PLAT-WILKINS RANCH VILLAGE BY STEINER DEVELOPMENT, LLC required in the knuckles. 1.16 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 should be required on the final plat. 1.16 Direct lot or parcel access to Ustick Road or Wilkins Way is prohibited. Lot access restrictions, as required with this application, shall be stated on the final plat. Adopt the Recommendations of the Central District Health Department as follows: 1.17 The Applicant's central sewage and central water plans must be submitted to and approved by the Idaho Department of Health & Welfare, Division of Environmental Quality. 1.18 Run-off is not to create a mosquito breeding problem. 1.19 Stormwater shall be pretreated through a grassy swale prior to discharge to the subsurface to prevent impact to groundwater and surface water quality. 1.24 The Engineers and architects involved with the design of the subject project shall obtain current best management practices for stormwater disposal and design a stormwater management system that prevents groundwater and surface water degradation. Z:\work\l\Meridian 15360M\Recommendations\PPlat015wMdnsRanch.wpd RECOMMENDATION TO CITY COUNCIL - S PRELIMINARY PLAT-WILKINS RANCH VILLAGE BY STEINER DEVELOPMENT, LLC o°\ \ F-eoonnq A�i Tcoay"s O O! students For Tomcrrow's N � Challenges.: SUPERINTENDENT Christine H. Donnell June 26, 2000 School District No. 2 joint - 911 Meridian Street • Meridian, Idaho 83642 • (208) 888-6701 • Fax (208) 888-6700 City of Meridian 33 East Idaho Meridian, Idaho 83642 Dear Councilmen: PVFCEIV�� J U L 1 2 2000 CITY OF HERIDIIN Enclosed for your review is general information relative to schools located in the proposed project area. If you have any questions, please contact Wendel Bigham at 888-6701. Reference: Wilkins Ranch Subdivision Elementary School: Chaparral Elementary School Middle School: Meridian Middle School High School: Eagle High School Comments and/or Recommendations: Chaparral Elementary is over capacity. Meridian Middle School is over capacity and will remain so until the fifth middle school comes on line in the fall of 2000. Eagle High School is also at capacity. We can predict that these homes, when completed, will house thirteen (13) elementary aged children, eleven (11) middle school aged children, and thirteen (13) senior high aged students. Sincerely, Wendel Bigham, Supervisor of Facilities and Construction MIS Ada Counta.-Wiq4tua, 2)tJt,i,t Judy Peavey -Derr, President 318 East 37th Street Dave Givens, Vice President Garden City, Idaho 8371-4-6499 Nlarlyss Meyer, Secretary Phone (208) 387-6100 Sherry R. Huber, Commissioner Fax (208) 387-6391 Susan S. Eastlake, Commissioner E-mail: tellus@achd.ada.id.us July 25, 2000 RD EaErv� TO: Louis J. Steiner J U L 2 7 2000 Steiner Development, L.L.C. 554 E. Bellevue Rd., Suite B CITY OF ; ;,RIDLkN Atwater, CA 95301 FROM: Christy Richardson, Principal Development Analyst Planning & Development L4 SUBJECT: Preliminary Plat: Wilkins Ranch Subdivision/ MAZ-00-016/M C U P-00-040/MPP-00-015 s/o Ustick Road and e/o Black Cat Road On July 19, 2000, the Commissioners of the Ada County Highway District (hereafter called "District") took action on the preliminary Plat as stated on the attached staff report. In order that the Final Plat may be considered by the District for acceptance, the Developer shall cause the following applicable standard conditions to be satisfied prior to District certification and endorsement: 1. Drainage plans shall be submitted and subject to review and approval by the District. 2. If public street improvements are required: Prior to any construction within the existing or proposed public right-of-way, the following shall be submitted and subject to review and approval by the District. a. Three complete sets of detailed street construction drawings prepared by an Idaho registered professional Engineer. b. Execute and Inspection Agreement between the Developer and the District together with initial payment deposit for inspection and/or testing services. C. Complete all street improvements to the satisfaction of the District, or execute a Surety Agreement between the Developer and the District to guarantee the completion of the construction of all required street improvements. 3. Furnish a copy of the Final Plat showing street names as approved by the Local Government Agency having such authority together with the payment of fee charged for the manufacturing and installation of all street signs. 2 4. If Public Right -of -Way Trust Fund deposit is required, make the deposit to the District in the form of cash or cashier's check for the amount specified by the District. 5. Furnish easements, agreements and all other datum or documents as required by the District. 6. Furnish Final Plat drawings together with the plat and plan review fees for District acceptance and endorsement. The final plat must contain the signed endorsement of the Owner and the Land Surveyor's certification. 7. All of the material must be submitted to District staff two -weeks prior to Commission review of the final plat. 8. Approval of the plat is valid for one year. The Commission will consider an extension of one year if requested within 15 -days prior to the expiration date. Please contact me at (208) 387-6170, should you have any questions. Cc: Planning & Development Chron/File Planning & Development Services -City of Meridian Construction Services — John Edney Drainage- Chuck Rinaldi Stan McHutchison Briggs Engineering, Inc. 1800 W. Overland Road Boise, ID 83705 ADA COUNTY HIGHWAY DISTRICT Planning and Development Division Development Application Report Preliminary Plat — Wilkins Ranch Village/ 48 -lot subdivision MAZ-00-016/MCUP-00-040/MPP-00-015 Wilkins Ranch Village is a 48 -lot residential subdivision on 10.19 -acres. The applicant is also requesting annexation and rezone from RT to R-4 within the City of Meridian, and a conditional use permit to allow for a planned unit development. The site is located on the south side of Ustick Road, approximately 1/3 -mile east of Black Cat Road. This development is estimated to generate 470 additional (10 existing) vehicle trips per day based on the Institute of Transportation Engineers Trip Generation manual. Roads impacted by this development: Ustick Road Black Cat Road ACHD Commission Date — July 19, 2000 - 12:00 p.m. Wilkins Ranch Village.cmm Page 1 RT I I { 41� GT 1 11 O RT RT Ann dell MOEN p In gill MONO • � 1� � � ••---�-11� � ■ �j ■■■■■■■fie► � ■ �■ ■n �► - ����✓IBM--ONES ■�1 i �i +iii ���� �� ■II■■t i .��I�I ,►ice i • ��'i i ■■■■■■■ ■■■■1■■lot ••� Vii■ i ��I `(I�,� ♦ • I Is POP- STINA"Ma MR MEMO- ■ �►�1 1111 • �, a �j ♦ � ► � � VICINITY MAP - 1"=300' WILKINS RANCH VILLAGE SUBDIVISION NW 1/4 SECTION 3, T.3N., RAW., B.M. ADA COUNTY, IDAHO r Facts and Findings: A. General Information Owner — Louis Steiner Applicant — Briggs Engineering RT - Existing zoning R-4 - Requested zoning 10.19 - Acres 48 - Proposed building lots 1,780 - Total lineal feet of proposed public streets 260 - Traffic Analysis Zone JAZ) West Ada - Impact Fee Service Area Meridian - Impact Fee Assessment District Ustick Road Minor arterial with bike lane Traffic count of 1,806 on 8-31-99 (e/o Black Cat Road) 650 -feet of frontage 50 -feet existing right-of-way (25 -feet from centerline) 96 -feet required right-of-way (48 -feet from centerline) Ustick Road is improved with 25 -feet of pavement with no curb, gutter or sidewalk abutting the site. B. On June 26, 2000, the District Planning and Development staff inspected this site and evaluated the transportation system in the vicinity. On June 30, 2000, the staff met as the District's Technical Review Committee and reviewed the impacts of this proposed development on the District's transportation system. The results of that analysis constitute the following Facts and Findings and recommended Site Specific Requirements. C. Utility street cuts in pavement less than five years old are not allowed unless approved in writing by the District. Contact Construction Services at 387-6280 (with file numbers) for details. D. Wilkins Way, the main entrance to this subdivision, was previously approved as part of the Wilkins Ranch Subdivision, with two 21 -foot street sections with curb, gutter and 5 -foot wide sidewalk separated by a center median and located at the west property line of the current application site. E. The applicant should be required to construct a 5 -foot wide concrete sidewalk on Ustick 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. F. The applicant is proposing to construct a knuckle on the north and south end of Sagefire Avenue. No traffic islands will be required in the knuckles. Wilkins Ranch Village.cmm Page 2 n G. Any proposed landscape islands/medians within the public right-of-way dedicated by this plat should be owned -and maintained by a homeowners association. Notes of this should be required on the final plat. H. The applicant is proposing to 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. The applicant should be required to construct a center turn lane on Ustick Road for the Wilkins Way/Ustick Road intersection. The turn lane should 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. The existing transportation system will be adequate to accommodate the additional traffic generated by this proposed development with the requirements outlined within this report. The following Site Specific Requirements and Standard Requirements must be met or provided for prior to ACHD approval of the final plat: Site Specific Requirements: Dedicate 48 -feet of right-of-way from the centerline of Ustick 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 will 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 ACHD Ordinance #193. 2. Construct a 5 -foot wide concrete sidewalk on Ustick 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. 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. 4. 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. 5. The proposed knuckles located at the north and south end of Sagefire Avenue are approved with this application. No traffic islands are required in the knuckles. Wilkins Ranch Village.cmm Page 3 6. 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 should be -required on the final plat. _ 7. Direct lot or parcel access to Ustick Road or Wilkins Way is prohibited. Lot access restrictions, as required with this application, shall be stated on the final plat. Standard Requirements: 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 would 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. Those items shall be rescheduled for discussion with the Commission on the next available meeting agenda. Requests submitted to the District after 9:00 a.m. on the day scheduled for Commission action do not provide sufficient time for District staff to remove the item from the consent agenda and report to the Commission regarding the requested modification, variance or waiver. Those items will be acted on by the Commission unless removed from the agenda by the Commission. 2. 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. The request for reconsideration will be heard by the District Commission at the next regular meeting of the Commission. If the Commission agrees to reconsider the action, the applicant will be notified of the date and time of the Commission meeting at which the reconsideration will be heard. 3. 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. 4. 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. The applicant shall submit revised plans for staff approval, prior to issuance of building permit (or other required permits), which incorporates any required design changes. 6. 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. Wilkins Ranch Village.cmm Page 4 It is the responsibility of the applicant 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. The applicant shall be required to call DIGLINE (1-800-342-1585) at least two full business days -prior to breaking ground within ACHD right-of-way. The applicant shall contact ACHD Traffic Operations 387-6190 in the event any ACHD conduits (spare or filled) are compromised during any phase of construction. No change in the terms and conditions of this approval shall be valid unless they are in writing and signed by the applicant or the applicant's authorized representative and an authorized representative of the Ada County Highway District. The burden shall be upon the applicant to obtain written confirmation of any change from the Ada County Highway District. 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. Conclusion of Law: ACHD requirements are intended to assure that the proposed use/development will not place an undue burden on the existing vehicular and pedestrian transportation system within the vicinity impacted by the proposed development. Should you have any questions or comments, please contact the Planning and Development Division at 387-6170. Submitted by - Commission Action: Planning and Development Staff July 19. 2000 Wilkins Ranch Village.cmm Page 5 CIE CENTRAL DISTRICT HEALTH DEPARTMENT Rezone # CEN"" 4L DISTRICT HEALTH DEPART, _NT Environmental Health Division Conditional Use # % Preliminary / Final / Short Plat — Return to: ❑ Boise ❑ Eagle ❑ Garden City ,Meridian ❑ Kuna ❑ ACz ❑ I. We have No Objections to this Proposal - ❑ 2. We recommend Denial of this Proposal. ❑ 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. 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 central water ❑ individual sewage Iffindividual water 9. The following plan(s) must be submitted to and approved by the Idaho Department of Health & Welfare, Divisi n of Environmental Quality: IM -central sewage ❑ community sewage system ❑ community water ❑ sewage dry lines XT central water 10. 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 ❑ beverage establishment ❑ grocery store f 14. S`r� 1� � it�'ff 7. w ��Date: G l 26- Reviewed GReviewed By:�✓�r�/ WHO 10/91 a6, nr. 1/91 Review Sheet CENTRAL LT DISTRICT "HEAETH DEPARTMENT b1AIN OFFICE. 107 N. ,a�RitilSiRGNG=!. �CIS�. IO 337C3 X9;5 ' (:C9) J%5 Ti) prevent and treat disease and disability; to promote heattlty lifestyles; and to protect and promote the health and grtality of oor rmvironotem. STORM WATER MANAGEMENT RECOMMENDATIONS It is recommended that storm `nater be pre-treated through a brassy swale prior to discharge to the subsurface to prevent impact to round water and surface water quality. The engineers and architects involved with the design of this project should obtain current best management practices for storm water disposal and design a storm water management system that is preventing groundwater and surface water degradation. Manuals that could be used for guidance are: State of Idaho Catalog of Stormwater Best Management Practices For Idaho Cities and Counties. Prepared by the Idaho Division of Environmental Quality, July 1997. Stormwater Best 11anagement Practices Guidebook. Prepared by City of Boise Public Works Department, January 1997. Ada t Boise County Office 707 %1 Armsrang PI. Bose. 0 33704 : nwra. 119al fh: 327-7499 Family Planning: 327.7400 mmun zarions: 327-7450 )error Nurnrion: 327.7460 rnC 327.7469 :.AX 327-9.5100 Serving valley, Elmore, Boise, and Ada Counties Ada -'WIC Satellite Office 1506 RoaerT )t_ Boise. 10 33705 Ph. 334-3355 :AX: 334-3355 Elmore County Office 520 E. 3th Streer N. Mountain Home. 10 83547 Enviro. Health: 587-9225 Family Health: 537.4407 %NIC:587-a409 FAX: 537-3521 Volley County Office 70.3 iNl. is PC Box 1-1-.2 Mcccil. '0 ..tad Ph, 534-719L FAX 534-? 1'C LETTER OF BRIGGS ENGINEERING, Inc. 1800 West Overland Road • Boise, Idaho 83705 PHONE: (208) 344-9700 • FAX NO: (208) 345-2950 TO 6 ko,� i �! WE ARE SENDING YOU ❑ WE ARE RETURNING TRANSMITTAL DATE ID NO.— JOB NAME 1264(c/Z JOB ADDRESS CITY, STATE ❑ SHOP DRA WINGS ❑ CHANGE ORDER ❑ COPY OF LETTER �! WE ARE SENDING YOU ❑ WE ARE RETURNING TRANSMITTAL DATE ID NO.— JOB NAME 1264(c/Z JOB ADDRESS CITY, STATE ❑ SHOP DRA WINGS ❑ CHANGE ORDER ❑ COPY OF LETTER PLANS ORIGINALS ❑ FINAL PLA T ❑ SPECIFICA TIONS ❑ COMPU TER DISK ❑ O THER COPIES DATED ID NO. DESCRIPTION THESE ARE TRANSMITTED AS CHECKED FOR APPROVAL ❑ APPROVED AS SUBMITTED FAR MUR INFA?MAAAb ❑ APRROVEO AS NOTED ❑ AS RZrOVES7E0 ❑ RETURNED FOR 06162EC710NS ❑ FOR REVIEW AND COMMENT ❑ PRICE ❑ FORBIDS DUE 0 REMARKS ❑ ENCLOSED ❑ UNDER SEPARATE COVER VIA ❑ FEDERAL EXPRESS ❑ COURIER Em BELOW : ❑ RESUBMIT Copy S FOR APPROVAL ❑ 57/BMIT CA°IES FAR as7RIBUIION ❑ RETURN CORRECTED PRINTS ❑E COPY TO SIGNE it �_' _ WAY �•-. � ~ � — — I I $ II y ao�z°�R» w �y �s zz• w �� srL ^ � — I 8 — — 7 g; for � _ 15 �u j eror � • '� I 1 I. I I ror f 8` a a I I i caaxy /$ 8 I r Fi ror I _ £ iii it I �I — I 8 Z a I l 1 ypF gg S I I a I I mll � ,a �•� r� i QIP i :r---- �--�_____-__ •_'-� ter- ---� --- ---- ----zL---- zr � �°'' I g I } _! t N 00R73r E 7M.W .__...—... -------------- --------------- r C3 m g n ry -yR ti O iO 1 S �. no i z N S` , e0, �ce'-----'-------� , �1111� �� �,Ill�i �, I•I R a ' N a i (���g�f YYYYI�iiiifr I �' 21 �i u O yyy 88N ���� S g7rCrCi`pp` R`qIg�N 8 4n E7 y S P� I r o a PRELIMINARY PLAT Myw m"magIw4w- WILKINS RANCH VILLAGE 4 A SUBDMSION BBIOOB N..�„.�.•r�..��,•oK—. a/m/ao n. woorz-rac � r. ea �� • •'+•� •�`. �r ::�., 0 MOY 4S 2 mr for _�_ ;;, � P �A/ , � � IIF _, ,'y= zj t w♦At A vrr ---- jkj1Gxu4c=:Up.F--:: 9 onr3r r 76.50' -- — — — — — — — — — — — UNP, TEO Z 120 FUTURE UTU" ----------- — ------- — ---- — -- 4' ' p s Z : Nim I ggm 2 0� 00 O lit 88 W till 6 gfi� a 8 Pit PTO PRELIMINARY PLAT OF**" WILKINS RANCH VILLAGE A SUBDIVISION m - 19 | @ ; 2�.l�� •! r•� ��«»' •,,..�|I, ��||��! } | |� ]§§ ' ��� ;~- �\§ ®@> /� � � � ■ / ! / � � �� � q |/ q \ /� � , ,fa. • m��;�• &.•. 2� �� | | /I|A|22� \|M!|k � \L /|■§]§) § I j m �PANsxvl�2 A �� m. | m�7A' —_- �� �k Ada CoUntU,_,1Uic1kwaq .2)iJtrict Judy Peavey -Derr, President 318 East 37th Street Dave Bivens, Vice President Garden City, Idaho 83714-6499 Marlyss Meyer, Secretary Phone (208) 387-6100 Sherry R. Huber, Commissioner Fax (208) 387-6391 Susan S Eastlake Commissioner � 2a�0 E-mail: tellus@achd.ada.id.us ' fapC, July 25,X%9G& �OI�iI�cE'vED TO: Louis J. Steiner J U L 2 7 2000 Steiner Development, L.L.C. 554 E. Bellevue Rd., Suite B SITY OF MERIDIAN Atwater, CA 95301 FROM: Christy Richardson, Principal Development Analyst Planning & Development L4 SUBJECT: Preliminary Plat: Wilkins Ranch Subdivision/ MAZ-00-01 6/MCUP-00-040/MPP-00-01 5 s/o Ustick Road and e/o Black Cat Road On July 19, 2000, the Commissioners of the Ada County Highway District (hereafter called "District") took action on the preliminary Plat as stated on the attached staff report. In order that the Final Plat may be considered by the District for acceptance, the Developer shall cause the following applicable standard conditions to be satisfied prior to District certification and endorsement: 1. Drainage plans shall be submitted and subject to review and approval by the District. 2. If public street improvements are required: Prior to any construction within the existing or proposed public right-of-way, the following shall be submitted and subject to review and approval by the District. a. Three complete sets of detailed street construction drawings prepared by an Idaho registered professional Engineer. b. Execute and Inspection Agreement between the Developer and the District together with initial payment deposit for inspection and/or testing services. C. Complete all street improvements to the satisfaction of the District, or execute a Surety Agreement between the Developer and the District to guarantee the completion of the construction of all required street improvements. 3. Furnish a copy of the Final Plat showing street names as approved by the Local Government Agency having such authority together with the payment of fee charged for the manufacturing and installation of all street signs. 2 4. If Public Right -of -Way Trust Fund deposit is required, make the deposit to the District in the form of cash or cashier's check for the amount specified by the District. 5. Furnish easements, agreements and all other datum or documents as required by the District. 6. Furnish Final Plat drawings together with the plat and plan review fees for District acceptance and endorsement. The final plat must contain the signed endorsement of the Owner and the Land Surveyor's certification. 7. All of the material must be submitted to District staff two -weeks prior to Commission review of the final plat. 8. Approval of the plat is valid for one year. The Commission will consider an extension of one year if requested within 15 -days prior to the expiration date. Please contact me at (208) 387-6170, should you have any questions. Cc: Planning & Development Chron/File Planning & Development Services -City of Meridian Construction Services — John Edney Drainage- Chuck Rinaldi Stan McHutchison Briggs Engineering, Inc. 1800 W. Overland Road Boise, ID 83705 ADA COUNTY HIGHWAY DISTRICT Planning and Development Division Development Application Report Preliminary Plat — Wilkins Ranch Village/ 48 -lot subdivision MAZ-00-016/MCUP-00-040/MPP-00-015 Wilkins Ranch Village is a 48 -lot residential subdivision on 10.19 -acres. The applicant is also requesting annexation and rezone from RT to R-4 within the City of Meridian, and a conditional use permit to allow for a planned unit development. The site is located on the south side of Ustick Road, approximately 1/3 -mile east of Black Cat Road. This development is estimated to generate 470 additional (10 existing) vehicle trips per day based on the Institute of Transportation Engineers Trip Generation manual. Roads impacted by this development: Ustick Road Black Cat Road ACHD Commission Date — July 19, 2000 - 12:00 p.m. Wilkins Ranch Village.cmm Page 1 --.� 000 0 1000 X00 feet RT RT 11 RT RT "al ISEMUMMMUM 111.110-1 • 1 RT 1{ m RT I HALF MILE RADIUS MAP WILKINS RANCH VILLAGE SUBDIVISION NW 1/4 SECTION 3, T.3N., RAW., B.M. ADA COUNTY, IDAHO Facts and Findings: A. General Information Owner — Louis Steiner Applicant — Briggs Engineering RT - Existing zoning R-4 - Requested zoning 10.19 - Acres 48 - Proposed building lots 1,780 - Total lineal feet of proposed public streets 260 - Traffic Analysis Zone (TAZ) West Ada - Impact Fee Service Area Meridian - Impact Fee Assessment District Ustick Road Minor arterial with bike lane Traffic count of 1,806 on 8-31-99 (e/o Black Cat Road) 650 -feet of frontage 50 -feet existing right-of-way (25 -feet from centerline) 96 -feet required right-of-way (48 -feet from centerline) Ustick Road is improved with 25 -feet of pavement with no curb, gutter or sidewalk abutting the site. B. On June 26, 2000, the District Planning and Development staff inspected this site and evaluated the transportation system in the vicinity. On June 30, 2000, the staff met as the District's Technical Review Committee and reviewed the impacts of this proposed development on the District's transportation system. The results of that analysis constitute the following Facts and Findings and recommended Site Specific Requirements. C. Utility street cuts in pavement less than five years old are not allowed unless approved in writing by the District. Contact Construction Services at 387-6280 (with file numbers) for details. D. Wilkins Way, the main entrance to this subdivision, was previously approved as part of the Wilkins Ranch Subdivision, with two 21 -foot street sections with curb, gutter and 5 -foot wide sidewalk separated by a center median and located at the west property line of the current application site. E. The applicant should be required to construct a 5 -foot wide concrete sidewalk on Ustick 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. F. The applicant is proposing to construct a knuckle on the north and south end of Sagefire Avenue. No traffic islands will be required in the knuckles. Wilkins Ranch Village.cmm Page 2 VICINITY MAP - 1"=300' WILKINS RANCH VILLAGE SUBDIVISION NW 1/4 SECTION 3, T.3N., R.1W., B.M. ADA COUNTY, IDAHO G. Any proposed landscape islands/medians within the public right-of-way dedicated by this plat should be owned and maintained by a homeowners association. Notes of this should be required on the final plat. H. The applicant is proposing to construct all public roads within the subdivision as 36 -foot street sections with curb, gutter, and 5 -foot wide concrete sidewalks within 50 -feet ofright-of--way. The applicant should be required to construct a center turn lane on Ustick Road for the Wilkins Way/Ustick Road intersection. The turn lane should 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. The existing transportation system will be adequate to accommodate the additional traffic generated by this proposed development with the requirements outlined within this report. The following Site Specific Requirements and Standard Requirements must be met or provided for prior to ACHD approval of the final plat: Site Specific Requirements: 1. Dedicate 48 -feet of right-of-way from the centerline of Ustick 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 will 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 ACHD Ordinance #193. 2. Construct a 5 -foot wide concrete sidewalk on Ustick 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. 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. 4. 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. 5. The proposed knuckles located at the north and south end of Sagefire Avenue are approved with this application. No traffic islands are required in the knuckles. Wilkins Ranch Village.cmm Page 3 6. 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 should be required on the final plat. 7. Direct lot or parcel access to Ustick Road or Wilkins Way is prohibited. Lot access restrictions, as required with this application, shall be stated on the final plat. Standard Requirements: 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 would 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. Those items shall be rescheduled for discussion with the Commission on the next available meeting agenda. Requests submitted to the District after 9:00 a.m. on the day scheduled for Commission action do not provide sufficient time for District staff to remove the item from the consent agenda and report to the Commission regarding the requested modification, variance or waiver. Those items will be acted on by the Commission unless removed from the agenda by the Commission. 2. 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 specificallxidentify 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. The request for reconsideration will be heard by the District Commission at the next regular meeting of the Commission. If the Commission agrees to reconsider the action, the applicant will be notified of the date and time of the Commission meeting at which the reconsideration will be heard. 3. 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. 4. 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. The applicant shall submit revised plans for staff approval, prior to issuance of building permit (or other required permits), which incorporates any required design changes. 6. 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. Wilkins Ranch Village.cmm Page 4 7. It is the responsibility of the applicant 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. The applicant shall be required to call DIGLINE (1-800-342-1585) at least two full business days prior to breaking ground within ACHD right-of-way. The applicant shall contact ACHD Traffic Operations 387-6190 in the event any ACHD conduits (spare or filled) are compromised during any phase of construction. 8. No change in the terms and conditions of this approval shall be valid unless they are in writing and signed by the applicant or the applicant's authorized representative and an authorized representative of the Ada County Highway District. The burden shall be upon the applicant to obtain written confirmation of any change from the Ada County Highway District. 9. 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. Conclusion of Law: ACHD requirements are intended to assure that the proposed use/development will not place an undue burden on the existing vehicular and pedestrian transportation system within the vicinity impacted by the proposed development. Should you have any questions or comments, please contact the Planning and Development Division at 387-6170. Submitted by Commission Action: Planning and Development Staff July 19 2000 Wilkins Ranch Village.cmm Page 5 July 13, 2000 MERIDIAN PLANNING & ZONING MEETING July 19, 2000 APPLICANT Steiner Development, LLC ITEM NO. REQUEST 10.19 acres from RT to R-4 for proposed PUD -Wilkins Ranch - South of Ustick, East of Black Cat AGENCY COMMENTS CITY CLERK: CITY ENGINEER: CITY PLANNING DIRECTOR: Mo- "f CITY ATTORNEY CITY POLICE DEPT: see comments CITY FIRE DEPT: see comments CITY BUILDING DEPT: CITY WATER DEPT: see comments MERIDIAN SCHOOL DISTRICT: MERIDIAN POST OFFICE: ADA COUNTY HIGHWAY DISTRICT: S--Q.Q_ Ftp CENTRAL DISTRICT HEALTH: see comments NAMPA MERIDIAN IRRIGATION: SETTLERS IRRIGATION: IDAHO POWER: US WEST: INTERMOUNTAIN GAS: BUREAU OF RECLAMATION: OTHER: See attached comments from Sewer Dept. Contacted: Date: Phone: Materials presented at public meetings shall become property of the City of Meridian. MAYOR Robert D. Comic CITY COUNCIL MEMBERS Ron Anderson Keith Bird Tammy &Weerd Cha'Ic MCCundlcss HUB OF TREASURE VALLEY A Good Place to Live CITE.' OF MERIDIAN 33 EAST IDAHO NIERIDIAN, IDAHO 83642 (208) S38-4433 - Fax (203) 837.4813 City Clerk Ottice Fax (203) 388-4213 y�:[[ 00, TZ Nnf LEGAL DEPARTMENT (208) 238-2499 • Fax 283-2501 PUBLIC. WORKS BUILO(NG DEPARTMENT (208) SS? -2211 • Fax 07-1297 PLANNING AND ZONING DEPARTMENT (203) 834-5533 • Fax 888-6854 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: July 7, 2000 TRANSMITTAL DATE: June 20, 2000 HEARING DATE: July 19, 2000 FILE NUMBER: PP -00-015 REQUEST: 10.19 acres from RT to R-4 for proposed PUD -Wilkins Ranch BY: Steiner Development. LLC LOCATION OF PROPERTY OR PROJECT: South of Ustick and east of Black Cat - SALLY NORTON BILL NARY, P/Z THOMAS BARBEIRO, P/Z _RICHARD HATCHER, P/Z _KEITH BORUP, P/Z _ROBERT CORRIE, MAYOR _RON ANDERSON, C/C CHERIE McCANDLESS, C/C _KEITH BIRD, C/C �_'EWER TAMMY de WEERD, C/C ATER DEPARTMENT SDEPARTMENT SANITARY SERVICE !_BUILDING DEPARTMENT _FIRE DEPARTMENT _POLICE DEPARTMENT CITY ATTORNEY _CITY ENGINEER _CITY PLANNER MERIDIAN SCHOOL DISTRICT MERIDIAN POST OFFICE(PRELIM & FINAL PLAT) ADA COUNTY HIGHWAY DISTRICT COMMUNITY 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) YOUR CONCISE REMARKS: 'U N 2 i 20"00 8A /!_0d btu/_0b888AZ.Q I X7 T. H M 7 7 C H M Paw T n • v -r r.. .. � „ _ _ _ _ _ _ _ MAYOR ^ HUB OF TREASURE ��ALLEY Robert U. Corrie Good Place to Live LEGAL DEPARTMENT (-08)_88-'_499- Fax 288-2501 CITY COUNCIL NIEYIBERS CITY OF MERIDIAN PUBLIC WORKS Ron Anderson 33 EAST IDAHO BUILDING DEPARTMENT Keith Bird MERIDIAN, IDAHO 83642 (208) 887-2211 - FaxS37-1297 Tammv deWeerd (208) 838-4433 - Fax (208) 887-4813 PLANNING AND ZONING Cherie :McCandless City Clerk Office Fax (308) 888-4218 DEPARTMENT (208) 884-5533 - Fax 888-685.1 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: July 7, 2000 TRANSMITTAL DATE: June 20, 2000 HEARING DATE: July 19, 2000 FILE NUMBER: PP -00-015 REQUEST: 10.19 acres from RT to R-4 for proposed PUD -Wilkins Ranch BY: Steiner Development. LLC LOCATION OF PROPERTY OR PROJECT: South of Ustick and east of Black Cat - SALLY NORTON BILL NARY, P/Z THOMAS BARBEIRO, P/Z _RICHARD HATCHER, P/Z _KEITH BORUP, P/Z _ROBERT CORRIE, MAYOR _RON ANDERSON, C/C CHERIE McCANDLESS, C/C _KEITH BIRD, C/C _TAMMY de WEERD, C/C _WATER DEPARTMENT _SEWER DEPARTMENT _SANITARY SERVICE BUILDING DEPARTMENT IRE DEPARTMENT _POLICE DEPARTMENT _CITY ATTORNEY _CITY ENGINEER CITY PLANNER MERIDIAN SCHOOL DISTRICT MERIDIAN POST OFFICE(PRELIM & FINAL PLAT) ADA COUNTY HIGHWAY DISTRICT COMMUNITY 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) JUN 21 200f T�J ; 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: July 7, 2000 TRANSMITTAL DATE: June 20, 2000 HEARING DATE: July 19, 2000 FILE NUMBER: PP -00-015 REQUEST: 10.19 acres from RT to R-4 for proposed PUD -Wilkins Ranch BY: Steiner Develoament. LLC LOCATION OF PROPERTY OR PROJECT: South of Ustick and east of Black Cat - SALLY NORTON BILL NARY, P/Z THOMAS BARBEIRO, P/Z _RICHARD HATCHER, P/Z _KEITH BORUP, P/Z _ROBERT CORRIE, MAYOR _RON ANDERSON, C/C CHERIE McCANDLESS, C/C _KEITH BIRD, C/C _TAMMY de WEERD, C/C _WATER DEPARTMENT _SEWER DEPARTMENT _SANITARY SERVICE UILDING DEPARTMENT _FIRE DEPARTMENT _POLICE DEPARTMENT _CITY ATTORNEY _CITY ENGINEER CITY PLANNER MERIDIAN SCHOOL DISTRICT MERIDIAN POST OFFICE(PRELIM & FINAL PLAT) ADA COUNTY HIGHWAY DISTRICT COMMUNITY 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) YOUR CONCISE REMARKS: �� Z� Q Q ..� HUB OF TREASURE VOLLEY �— MAYOR Ruherl D. Corrie P A Good lace to Live LEGAL DEP.\RTMENT CITY OF MERIDIAN (208) 211-2199 • Fax 288-2501 CITY (-Ot,NC►L �►ENIBERS PUBLIC WORKS Ron Anderson 33 EAST IDAHO BUILDING DEP,>RT',IENT Keith Bird N[ERIDIAN, IDAHO 83642 (208) 887-2211 - Fax 887-1297 Tammy de%Veerd (208) 888-4d33 - Fax (208) 887-4813 PLANNING AND ZONING Cherie N1cCandless City Clerk Office Fax (208) 888-1218 DEPARTMENT (208) S84-5533 - Fax 888 -M5 -t 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: July 7, 2000 TRANSMITTAL DATE: June 20, 2000 HEARING DATE: July 19, 2000 FILE NUMBER: PP -00-015 REQUEST: 10.19 acres from RT to R-4 for proposed PUD -Wilkins Ranch BY: Steiner Develoament. LLC LOCATION OF PROPERTY OR PROJECT: South of Ustick and east of Black Cat - SALLY NORTON BILL NARY, P/Z THOMAS BARBEIRO, P/Z _RICHARD HATCHER, P/Z _KEITH BORUP, P/Z _ROBERT CORRIE, MAYOR _RON ANDERSON, C/C CHERIE McCANDLESS, C/C _KEITH BIRD, C/C _TAMMY de WEERD, C/C _WATER DEPARTMENT _SEWER DEPARTMENT _SANITARY SERVICE UILDING DEPARTMENT _FIRE DEPARTMENT _POLICE DEPARTMENT _CITY ATTORNEY _CITY ENGINEER CITY PLANNER MERIDIAN SCHOOL DISTRICT MERIDIAN POST OFFICE(PRELIM & FINAL PLAT) ADA COUNTY HIGHWAY DISTRICT COMMUNITY 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) YOUR CONCISE REMARKS: �� Z� Q Q C11 0ENTRAL DISTRICT HEALTH DEPARTMENT Rezone # CE'TRAL DISTRICT HEALTH DEPA^MENT Environmental Health Division Conditional Use # ,,,"-Preliminary ry / Final / Short Plat 'T, P — /,S ❑ I. We have No Objections to this Proposal. - Return to: ❑ Boise ❑ Eagle ❑ Garden City ,Meridian ❑ Kuna ❑ ACz ❑ 2. We recommend Denial of this Proposal. ❑ 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. ❑ S. 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. 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 central water ❑ individual sewage Kindividual water 9. The following plan(s) must be submitted to and approved by the Idaho Department of Health & Welfare, Divisi n of Environmental Quality: AM -Central sewage ❑ community sewage system ❑ community water ❑ sewage dry lines ,central water 10. 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 ❑ beverage establishment ❑ grocery store 14. . Date: / 12-6 / '22" / l Reviewed By: CDHD 10191 rd. r". 7/97 Review Sheet CENTRAL (( 7TIT DISTRICT H[hTH DEPARTMENT n MAIN OFFICc 707 iN APNISii�CNG ='�. ?C:S�. i0 9 ; C�i9:5 ;_ny! X75 �; �;i 1C Tu prevent and treat disease and disability; to pr-ontote healthy lije-styles; and fu protect and promote the !real!!, and quality ujuar envirnrhrnerrt. STORM WATER MANAGEMENT RECOMMENDATIONS It is recommended that storm water be pre-treated through a grassy swale prior to discharge to the subsurface to prevent impact to ground water and surface water quality. The engineers and architects involved with the design of this project should obtain current best management practices for storm water disposal and design a storm water management system that is preventing groundwater and surface water degradation. Manuals that could be used for guidance are: State of Idaho Catalog of Stormwater Best iVfanagement Practices For Idaho Cities and Counties. Prepared by the Idaho Division of Environmental Quality, July 1997. Stormwater Best !Llanagement Practices Guidebook. Prepared by City of Boise Public Works Department, January 1997. Ado / Boise County Office 707 N Armsrong PI- 3o,se. 0 33704 =nv ro Health 327-7499 .milt Planning: 327.7400 mmun,zo rions: 327-7450 ian or :Nutrition: 321.1460 wIC 727.7488 =AX 327.85C0 Serving Valley, Elmore, Boise, and Ada Counties Ada -WIC Satellite Office 1506 Rccerr S. 80se,10 33705 oh. 334•,355 AX: 334-3,355 Elmore County Office 520 E. 8th Street N. Mountain Hame. ID 83647 Enviro. Health: 537 -?225 Family Healrh: 531-4407 wIC: 587-4409 FAX: 387-3521 VClley Counr/ Office 703 ,i. i st S PO Box i McCcll.'O i3tj" Ph.6Jd•7.94 FAX 634 21 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: July 7 2000 TRANSMITTAL DATE: June 20, 2000 HEARING DATE: July 19 2000 FILE NUMBER: PP -00-015 REQUEST: 10.19 acres from RT to R-4 for proposed PUD -Wilkins Ranch BY: Steiner Development, LLC LOCATION OF PROPERTY OR PROJECT: South of Ustick and east of Black Cat - SALLY NORTON BILL NARY, P/Z THOMAS BARBEIRO, PIZ _RICHARD HATCHER, P/Z _KEITH BORUP, P/Z _ROBERT CORRIE, MAYOR RON ANDERSON, C/C CHERIE McCANDLESS, C/C KEITH BIRD, C/C AMMY de WEERD, C/C WATER DEPARTMENT _SEWER DEPARTMENT _SANITARY SERVICE _BUILDING DEPARTMENT _FIRE DEPARTMENT _POLICE DEPARTMENT _CITY ATTORNEY _CITY ENGINEER CITY PLANNER MERIDIAN SCHOOL DISTRICT MERIDIAN POST OFFICE(PRELIM & FINAL PLAT) ADA COUNTY HIGHWAY DISTRICT COMMUNITY 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) YOUR CONCISE REMARKS: -"'V R"��5 - RECIFI VED JUN 2 0 2000 Meridian Ci Water Supennter*xt C -E. TV 711 1 Tn J U 1N 2 2 2000 CITY Ct+> .1 HUB OF TREASURE VALLEY NI Q LtGAL DEPARTMENT Robert . C ie A Good Place to Live (:08) X88-2.499 . Fax 288-2501 CITY OF MERIDIAN PUBLIC WORKS CITY COUN ►L MBERS Ron de 33 EAST IDAHO BUILDING DEPARTMENT n (208) 387-2211 Fax 887-I'_)7 Ke Bi MERIDIAN, IDAHO 83642 Tamm de erd (208) 888-4433 • Fax (208) 887-4813 PLANNING AND ZONING ' City Clerk Office Fax (208) 888-4218 DEPARTMENT Cherie N andless (208) 88.4-5533 - Fax 888-685.4 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: July 7 2000 TRANSMITTAL DATE: June 20, 2000 HEARING DATE: July 19 2000 FILE NUMBER: PP -00-015 REQUEST: 10.19 acres from RT to R-4 for proposed PUD -Wilkins Ranch BY: Steiner Development, LLC LOCATION OF PROPERTY OR PROJECT: South of Ustick and east of Black Cat - SALLY NORTON BILL NARY, P/Z THOMAS BARBEIRO, PIZ _RICHARD HATCHER, P/Z _KEITH BORUP, P/Z _ROBERT CORRIE, MAYOR RON ANDERSON, C/C CHERIE McCANDLESS, C/C KEITH BIRD, C/C AMMY de WEERD, C/C WATER DEPARTMENT _SEWER DEPARTMENT _SANITARY SERVICE _BUILDING DEPARTMENT _FIRE DEPARTMENT _POLICE DEPARTMENT _CITY ATTORNEY _CITY ENGINEER CITY PLANNER MERIDIAN SCHOOL DISTRICT MERIDIAN POST OFFICE(PRELIM & FINAL PLAT) ADA COUNTY HIGHWAY DISTRICT COMMUNITY 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) YOUR CONCISE REMARKS: -"'V R"��5 - RECIFI VED JUN 2 0 2000 Meridian Ci Water Supennter*xt C -E. TV 711 1 Tn J U 1N 2 2 2000 CITY Ct+> MAYOR Robert U Corrie CITY COUNCIL MEMBERS Ron Anderson Kcith Bird Tammy deWeerd Chcrie McCandless H113 OF TREASURE VALLEY ,,— A Good Ptacc 1n Live CITY OF MERIDIAN 33 EAST IDAHO ti]RRIDIAN, IDAHO 83642 (208) 388-1A33 - F;Lx (20R) R87-131? Ciry Clerk Office Fax (208) 888•.1218 MEMORANDUM: To: Planning & Zoning Commission/Mayor & City Council From: Bruce t'recklcton, Assistant to City Engineerr� Shari Stiles, P&Z Administrator LP..(; A I. I) F 1'A wl'V11• N1' (20S) 2S8-2499 - fax 2F8-2501 Pusuc WUKKS BUILDNO DEPARTMENT (208) 837-2211 - Fsx x87.1297 PLANNING AND ZONING DEPARTMPNT (208) a34-5533 - Fax 4:18-6N54 July 14. 2000 Re: Request for Annexation and Zoning of 10.19 Acres to R-4 and Preliminary Plat with a Conditional Use Permit for a 48 -Lot Planned Single-family Development by Steiner Development, T.LC We hive reviewed this submittal and offer the following comments, as conditions of the applicant. These conditions shall be considered In full, unless expressly modified or deleted by motion of the Meridian City Council: LOCtAT10N The parcel is located one-half mile west of't'en Mile Road on Ustick Road. SURROUNDING PROPERTIES This parcel is bordered on the east by Dakota Ridge Subdivision (R4 subdivision) and a future elementary school site. Plat approval has been received for the property on the south and west for Wilkins Ranch Subdivision, an R4 development with minimum lot sizes of 8,000 square feet. North ofUstick Road from this property is unincorporated property zoned RT. OF—NERAL REQumEMENTS 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 should be shown on the site plans. 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. AL -0"10, c:�ir-nano. t'1'1.OU16 wdAintAanahvj6p.A/ PP r ur.,k : JUL 14 '00 15:55 2088886854 PAGE.01 Planniang & Zoning C miAon/Ivfayor & City Council July 14, 2000 Page I 2. Any existing domestic wells and/or septic systems within this project will have to be removed from theirdomestic service per City Ordinance Sections 9-1-4 and 9-4-8. Wells may be used for non-domestic purposes such as landscape irrigation. 4. Five -foot -wide sidewalks and pedestrian walkways shall be provided in accordance with City Ordinance Section 12-5-2.K. 5. If possible, respond in writing to the each of the comments contained in this memorandum, by noon on Tuesday, July 18, 2000. Submit ten copies of the revised preliminary plat map to the City Clerk's office prior to the public hearing at the City Council. ANNEXATIONAND ZQMN GENERAL COMMENTS 1. The legal description is correct and places the parcel contiguous to existins city limits. 2. The requested zoning of R4 is compatible with adjacent properties within the City. ANNEXATION SITE SPECIFIC REQUIREMENTS 1• Chapter b of Title 12, Meridian City Ordinance, sets fbrth the requirements for Planned Developments. 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. 2. The application indicates the current use of the property is agricultural and residential and that one existing home and an accessory building occupythe 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 should be placed on the applicant that the mobile building be removed prior to Paste of an annexation ordinance. 3• 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 should 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_ 4. A Development Agreement wil l be required as a condition of annexation. PRF_j I 1NARY PLANTS 1. ? Obtain a letter from the Ada County Street Name Committee, approving the subdivision and street names. Make any corrections necessary to conform AZ -04016f Ctd'-W-000. PP-0O-OIti W&mRvvhVdkW.AZP?.CUrAoc JUL 14 100 15 55 2eeeee6854 PAGE.02 Planning & Loning C :nission/Mayor & City Council July 14, 2000 Page 3 2. Coordinate fire hydrant placement with the City of Meridian Public Works Department. I Sanitary sewer and water service to ►.his site shall be via extensions from mains proposed to be installed in the adjacent phases of Wilkins Ranch Subdivision Applicant will be responsible to construct the sewer and water mains to and through this proposed development. Subdivision designer to coordinate main sizing and routing with the Public Works Department. Sewer manholes are to be provided to keep the sewer lines on the i south and west sides of the centerline. 4. 5. C.1 7 The developer shall be responsible for the payment of sewer and water assessment fees, as well as the actual physical connection of the existing home that is located within the boundaries of this subdivision. Two -hundred -fifty- and 100 -watt, high-pressure sodium streetlights will be required at locations designated by the Public Works Department. All streetlights shall be installed at subdivider's expense. Typical locations are at street intersections and/or fire hydrants. Underground pressurized irrigation must be provided to all landscape areas on site. Due to the landscape area, primary water supply connection to the City's mains will not be allowed. Applicant shall be required to utilize any existing surface or well water for the primary source. If City water is proposed as a secondary source, developer shall be responsible to pay water assessments for the entire common open area A detailed landscape plan for the common areas, including fencing locations, pathways and types of construction, shall be submitted fvr review and approval with the submittal of the final plat. The plan must include sizes and species of trees, shrubs, berming/swale details, and all proposed ground cover/treatment. No fencing will be permitted within the landscape buffers. A letter of credit or cash surety in the amount of 110% will be required for all fencing, landscaping, pressurized irrigation, sanitary sewer, water, etc., prior to signature on the final plat. Perimeter fencing shall be installed prior to obtaining building permits. 8. Applicant has not indicated whether the pressurized irrigation system within this development is to be owned and maintained by an association or the Nampa & Meridian Irrigation District. ff the system is being proposed as a private system, plans and specifications for the irrigation system shall be rcviewed by the Public Works Department as part of the development plan review process. A draft copy of the pressurized irrigation system 0&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. If City water is proposed as ,il.000Ia CUP40010. PP-0aY016 i JUL 14 100 15:56 Wilku�VdlftC al. PP.CUP.dM 2088886854 PAGE.03 i Planning & Zoning C ^ mission/Mayor & City Council July 14, 2000 Page 4 a secondary source, developer shalt be responsible to pay water assessments for the entire common open area. 9. The soils investigation report submitted with the application indicates that groundwater was encountered at some fairly shallow depths within the project site. Design engineer to provide a statement of compliance, prior to the approval of development plans, that certifies that the centerline finish grade of the streets, public or private, is at least three i feet above the established normal ground water elevation. This is an effort to ensure that the building footings are at least one foot above the high groundwater, 10. ? Submit compaction test results to the Meridian Building Department for all lots receiving fill Material - 11. Submit ten copies of the revised preliminary plat prior to public hearing at City Council. CONDITIONAL USE OMN ENTS 1. As part of a conditional use permit, the City of Meridian may impose additional restrictions/conditions. 2. = Variances to the Ordinance that would be required if this development is approved as proposed would include the following; R-4 $tazt and ProWs Minimum house size 1,400 s.f. 1,300 s.f. (7) ' Minimum lot size 8,000 s.f 5,252 s.f. Minimum frontage 80 feet 52 feet Maximum block length 1,000 fleet 1,800+ feet 3. ` Storage areas shall be provided for the anticipated needs of boats, campers and trailers per Ordinance Section 12-6-8 unless the City Council approves otherwise. 4. Because this development is proposed to be single-family horses with two -car garages and 20 -foot setbacks, the additional parking space requirement isnot necessary. 5. 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 per Ordinance Section 12-6-8.A.3. 6. Both the Comprehensive Plan (Housing chapter, pg. 68, para. 1.18) and the Subdivision Ordinance (12-6-6) require that variations pertaining to PD's shall not exceed 25% of the existing requirements. The developer is responsible for documentation of any bonus density. With the information provided, it is difficult to determine if the 25% maximum C hange is exceeded. Staff requests that the Applicant providefurther detail, specifically showing that bonus densities are in compliance with the above-cited ordinance and that u- 016 cu100-0aa r+wo u,e JUL 14 '00 15:56 Wdk*R VXh Vinnge.AZPF.CUY.d0c 2088886854 PAGE.04 Planning & Zoning C rnission/Mayor 8t City Council July 14, 2000 Page 9 75% comply with the existing R-4 standards. The applicant has indicated that 1.09 acres of common area is being provided. No signage details were submitted (design or location). Staff recommends monument - type signage along Ustick Road. Detailed signage plans will be subject to design review and separate permits. Ordinance 12-6-7.D requires that all planned developments provide underground utilities throughout the entire project site. CQMMENDATION Although the conditional use permit application states that they are requesting a bonus density of 17%, does riot agree with the methodology used to arrive at the 17% bonus density. Staff recognizes that City Ordinance as relates to planned developments is in need of revision, as it has been $objected to various interpretations. It appears the only criteria used for calculating the bonus density was to take the total acreage of the parcel, multiplying by 4 for the maximum lots allowid in an R-4 zone, and multiplying that result by 117%. The minimum residential house size i� printed as 1,400 square feet on the plat, but crossed our to show 1,300 square feet, and the plat application itself indicates a minimum square footage of 1,100 square feet A 25% reduction in the; house size required in an R-4 zone would be 1,050 square feet. Staff recommends that 25% of the lots, or 12 homes, may be less than the 1,400 square feet required in the R-4 zone, but no less than 1,300 square feet. '1 he adjacent Dakota Ridge Subdivision has a minimum house size of 1,500 square feet. The minimum square footage of lots shown on the application is 5,252 squan feet. Even in an R-8 zone, the minimum lot size would be 6,500 square feet. A 25% redu bion of the 8,000 -square -foot lot size required in the R-4 zone would yield 6,000 -square - foot lt>ts. The City has retained a consultant to assist in revising the planned development secti4s of the Ordinance and would appreciate any input from the Planning and Zoning Comz# Widn on the subject. The 093 Comprehensive Plan contains a variety of goals and policies that are relevant to this appliciation, Staff has selected the following sections that most directly apply to the proposed project: The subject property is located in an area designated as Singlo`fan& Residential in the Meridian Comy rehensive Plan. It is within the Meridian Urban Service Planning Area_ Econdmic Development Chanter Polic's 3.1U, 3.2U LAW ;Use Chapter Policies 2.1U, 2.2U, 2.3U, 6.3.c AZu>ola} Cuf-0ao+q )Y-00,416 w+cwRn+envneg,,,�ZPr.cur4oe JUL 14 '00 15:56 2ceese6854 PAGE.05 t Planning & Zoning C mission/Mayor & City Council July 14, 2040 Page � Natural Resources and -Hazardous Areas Chapter Polici$s 1.1 U, 2.1 U, 2 -SU, 3.1 U, 4.1 U Tmgn grtation Chanter Policies 1.6U, 1.9U Qpgr�Space. Parks & R=eation Policies 3.1, 5.3 Ho g Chamer Policiis 1.3, 1.4, 1.7, 1.12, 1.13U, 1.18 Co ' uni C e Policig 1. 8, 5.2U t t 1 1 A7.40014.Clw-0 4840.016 JUL 14 '00 15:5? yea► " hYlb*cAJ.PPCUP.doc 2088886854 PPGE.06 ADA COUNTY HIGHWAY DISTRICT Planning and Development Division Development Application Report Preliminary Plat — Wilkins Ranch Village/ 48 -lot subdivision MAZ-00-01 6/MCUP-00-040/MPP-00-01 5 Wilkins Ranch Village is a 48 -lot residential subdivision on 10.19 -acres. The applicant is also requesting annexation and rezone from RT to R-4 within the City of Meridian, and a conditional use permit to allow for a planned unit development. The site is located on the south side of Ustick Road, approximately 1/3 -mile east of Black Cat Road. This development is estimated to generate 470 additional (10 existing) vehicle trips per day based on the Institute of Transportation Engineers Trip Generation manual. Roads impacted by this development: Ustick Road Black Cat Road ACHD Commission Date — July 19, 2000 - 12:00 p.m. Wilkins Ranch Village.cnun Page 1 ZONE BOUNDARY (TYP --------------------------------- -------------------------------------------------------------- --- W. NIEMANN ST. Q z33 O {' ,. . l ' ------------W. CAMPFIRE ST. Q ,. ,z ' SITE it J ..� SCHOOL SITE 405fp 1 1 J 0' VICINITY MAP - 1"=300' WILKINS RANCH VILLAGE SUBDIVISION NW 1/4 SECTION 3, T.3N., RAW., B.M. ADA COUNTY, IDAHO , - ' 1S . Moat 7 ; = r u ? 0 00 W a 13 ' " 51 12 z 30 to tl -------------- - --- ----- ,� 1 I 1 • 7�. 1 L- 1 ..� SCHOOL SITE 405fp 1 1 J 0' VICINITY MAP - 1"=300' WILKINS RANCH VILLAGE SUBDIVISION NW 1/4 SECTION 3, T.3N., RAW., B.M. ADA COUNTY, IDAHO hw Fm mm- . 1� was 1111 ��� t� �� ► •� 1:: ■ i 11Wyl 11 �1 �1�� ►�i��� �1 ��� i ■�`�11111 �■♦ �a X11 � � iii ■i �� ��� � ����'� ��♦moi ••�1� ■i1 ♦ •♦ �t at►1♦ Q�1■�1 ��J �!■ 1 �Ir�� ���i��II�1111��� i/11����i Boom 1� 1•Immom ■■■■� �■ ��■ �1 � i C i ; ■■■��i s � NUNN ►.11. � �. ■anl� �1�� : �' �� �= ;,iu� any hw Fm mm- . 1� was 1111 ��� t� �� ► •� 1:: ■ i 11Wyl 11 �1 �1�� ►�i��� �1 ��� i ■�`�11111 �■♦ �a X11 � � iii ■i �� ��� � ����'� ��♦moi ••�1� ■i1 ♦ •♦ �t at►1♦ Q�1■�1 ��J �!■ 1 �Ir�� ���i��II�1111��� i/11����i Facts and Findings: A. General Information Owner — Louis Steiner Applicant — Briggs Engineering RT - Existing zoning R-4 - Requested zoning 10.19 - Acres 48 - Proposed building lots 1,780 - Total lineal feet of proposed public streets 260 - Traffic Analysis Zone JAZ) West Ada - Impact Fee Service Area Meridian - Impact Fee Assessment District Ustick Road Minor arterial with bike lane Traffic count of 1,806 on 8-31-99 (e/o Black Cat Road) 650 -feet of frontage 50 -feet existing right-of-way (25 -feet from centerline) 96 -feet required right-of-way (48 -feet from centerline) Ustick Road is improved with 25 -feet of pavement with no curb, gutter or sidewalk abutting the site. B. On June 26, 2000, the District Planning and Development staff inspected this site and evaluated the transportation system in the vicinity. On June 30, 2000, the staff met as the District's Technical Review Committee and reviewed the impacts of this proposed development on the District's transportation system. The results of that analysis constitute the following Facts and Findings and recommended Site Specific Requirements. C. Utility street cuts in pavement less than five years old are not allowed unless approved in writing by the District. Contact Construction Services at 387-6280 (with file numbers) for details. D. Wilkins Way, the main entrance to this subdivision, was previously approved as part of the Wilkins Ranch Subdivision, with two 21 -foot street sections with curb, gutter and 5 -foot wide sidewalk separated by a center median and located at the west property line of the current application site. E. The applicant should be required to construct a 5 -foot wide concrete sidewalk on Ustick 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. F. The applicant is proposing to construct a knuckle on the north and south end of Sagefire Avenue. No traffic islands will be required in the knuckle. Wilkins Ranch Village.cmm Page 2 -� G. Any proposed landscape islands/medians within the public right-of-way dedicated by this plat should be owned and maintained by a homeowners association. Notes of this should be required on the final plat. H. The applicant is proposing to 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. I. The applicant should be required to construct a center turn lane on Ustick Road for the Wilkins Way/Ustick Road intersection. The turn lane should be constructed to provide a minimum of 100 -feet of storage with shadow tapers for both the approach and departure directions. r", Coordinate the design of the turn lane with District staff. palm J. The existing transportation system will be adequate to accommodate the additional traffic ` generated by this proposed development with the requirements outlined within this report. ,4°°', The following Site Specific Requirements and Standard Requirements must be met or provided for prior to ACHD approval of the final plat: Site Specific Requirements: Dedicate 48 -feet of right-of-way from the centerline of Ustick 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 will 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 ACHD Ordinance #193. 2. Construct a 5 -foot wide concrete sidewalk on Ustick 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. 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. 4. 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. 5. The proposed knuckles located at the north and south end of Sagefire Avenue are approved with this application. No traffic islands are required in the knuckles. 6. 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 should be required on the final plat. Wilkins Ranch Village.cmm Page 3 7. Direct lot or parcel access to Ustick Road or Wilkins Wav is prohibited. Lot access restrictions, as required with this application, shall be stated on the final plat. ' Standard Requirements: 1. 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 would 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 Those items shall be rescheduled for discussion with the Commission on the next available meeting agenda. Requests submitted to the District after 9:00 a.m. on the day scheduled for Commission action do not provide sufficient time for District staff to remove the item from the consent agenda and report to the Commission regarding the requested modification, variance or waiver. Those items will be acted on by the Commission unless removed from the agenda by the Commission. 2. 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 oriczinal decision The request for reconsideration will be heard by the District Commission at the next regular meeting of the Commission. If the Commission agrees to reconsider the action, the applicant will be notified of the date and time of the Commission meeting at which the reconsideration will be heard. 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. 4. 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. 5. The applicant shall submit revised plans for staff approval, prior to issuance of building permit (or other required permits), which incorporates any required design changes. 6. 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. It is the responsibility of the applicant 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. The applicant shall be required to call DIGLINE (1-800-342-1585) at least two full business days prior to breaking ground within ACHD right-of-way. The applicant shall contact Wilkins Ranch Village.cmm Page 4 ACHD Traffic Operations 387-6190 in the event any ACHD conduits (spare or filled) are compromised during any phase of construction. S. No change in the terms and conditions of this approval shall be valid unless they are in writing and signed by the applicant or the applicant's authorized representative and an authorized representative of the Ada County Highway District. The burden shall be upon the applicant to obtain written confirmation of any change from the Ada County Highway District. 9. 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 OWMV 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. Conclusion of Law: 1. ACHD requirements are intended to assure that the proposed use/development will not place an undue burden on the existing vehicular and pedestrian transportation system within the vicinity impacted by the proposed development. E-- Should you have any questions or comments, please contact the Planning and Development -�' Division at 387-6170. Submitted by - Commission Action: Planning and Development Staff Wilkins Ranch Village.cmm Page 5 JUL 14 '00 13:02 FR CITY OF MERIDIAN 208 884 4259 TO P-AND—Z P.03iO4 ADA COUNTY HIGHWAY DISTRICT - Planning and Development Division Development Application Report Preliminary Plat— Wilkins Ranch Village/ 48 -lot subdivision M AZ-00-016/MCUP-00-040/MPP-00-015 Wilkins Ranch Village is a 48 -lot residential subdivision on 10.19 -acres. The applicant is also requesting annexation and rezone from RT to R-4 within the City of Meridian, and a conditional use permit to allow for a planned unit development. The site is located on the south side of Ustick Road, approximately 1/3 -mile east of Black Cat Road. This development is estimated to generate 470 additional (10 existing) vehicle trips per day based on the Institute of Transportation Engineers Trip Generation manual. Roads impacted by this development: Ustick Road Black Cat Road ACHD Commission Date — July 19, 2000 - 12:00 p.m. Wilkins Ranch Village.cmm Pagc 1 Vp JUL 14 '00 15:45 FR CITY OF MERIDIAN Facts and Findings: A. GeneralInfonnation 208 884 4259 TO P -AND -Z P.01i12 Owner — Louis Steiner Applicant — Briggs Engineering RT - Existing zoning R-4 - Requested zoning 10.19 - Acres 48 - Proposed building lots 1,780 - Total lineal feet of proposed public streets 260 - Traffic Analysis Zone (TAZ) West Ada - Impact Fee Service Area Meridian - Impact Fee Assessment District Ustick Road Minor arterial with bike lane Traffic count of 1,806 on 8-31-99 (e/o Black Cat Road) 650 -feet of frontage 50 -feet existing right-of-way (25 -feet from centerline) 96 -feet required right -of way (48 -feet from centerline) Ustick Road is improved with 25 -feet of pavement with no curb, gutter or sidewalk abutting the site. B. On June 26, 2000, the District Planning and Development staff inspected this site and evaluated the transportation system in the vicinity. On June 30, 2000, the staff met as the District's Technical Review Committee and reviewed the impacts of this proposed development on the District's transportation system. The results of that analysis constitute the following Facts and Findings and recommended Site Specific Requirements. C. Utility street cuts in pavement less than five years old are not allowed unless approved in writing by the District. Contact Construction Services at'387-6280 (with file numbers) for details_ D. Wilkins Way, the main entrance to this subdivision, was previously approved as part of the Wilkins Ranch Subdivision, with two 21 -foot street sections with curb, gutter and 5 -foot wide sidewalk separated by a center median and located at the west property line of the current application site. E. The applicant should be required to construct a 5 -foot wide concrete sidewalk on Ustick 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. F. The applicant is proposing to constrict a knuckle on the north and south end of Sagefire Avenue. No traffic islands will be required in the knuckle. Wilkins Ranch Village.cmm Page 2 JUL 14 100 15:45 FR CITY OF MERIDIAN 208 884 4259 TO P—AND—Z P.02i12 G. Any proposed landscape islands/medians within the public right -of --way dedicated by this plat should be owned and maintained by a homeowners association. Notes of this should be required on the final plat. . H. The applicant is proposing to 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. L The applicant should be required to construct a center turn lane on Ustick Road for the Wilkins Way/Ustick Road intersection. The turn lane should 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. J. The existing transportation system will be adequate to accommodate the additional traffic generated by this proposed development with the requirements outlined within this report. The following Site Specific Requirements and Standard Requirements must be met or provided for prior to ACHD approval of the ilnal plat: Site Specific Requirements: 1. Dedicate 48 -feet of right-of-way from the centerline of Ustick 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 pen -nits ) occurs its, whichever first. Allow up to 30 business days to process the right -of. --way dedication after receipt of all requested material_ The owner will be compensated for all right-of-way dedicated as an addition to existing night - 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 ACRD Ordinance #193. 2. Construct a 5 -foot wide concrete sidewalk on Ustick Road abutting the entire parcel, located 2- feet within the new night -of -way line. Coordinate the location and elevation of the sidewalk with District staff. 3. 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. 4. 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. p° 5. The proposed knuckles located at the north and south end of Sagefire Avenue are approved with this application. No traffic islands are required in the knuckles. -:. 6. 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 should be required on the final plat. Wilkins Ranch Village.cmm Page 3 JUL 14 '00 15:46 FR CITY OF MERIDIAN 208 884 4259 TO P -AND -Z P.03i12 r_ 7. Direct lot or parcel access to Ustick Road or Wilkins Way is prohibited. Lot access restrictions, as required with this application, shall be stated on the final plat. Standard Requirements: 1. 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 would result in a substantial hardship or inegly_ The written r request shall be submitted to the District no later than 9:00 a.m—on the day scheduled for roll' ACHD Commission action. Those items shall be rescheduled for discussion with the Commission on the next available meeting agenda. Requests submitted to the District after 9:00 a -m. on the day scheduled for Commission action P.. do not provide sufficient time for District staff to remove the item from the consent agenda and report to the Commission regarding the requested modification, variance or waiver. Those items will be acted on by the Commission unless removed from the agenda by the Commission. 2. 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. Th_ a request for reconsideration -shall specifically identify each requirement to be reconsidered and include written documentation of data that was not avails le to the Commission at the time of its original dei ion. The request for reconsideration will be heard by the District Commission at the next regular meeting of the Commission. If the Commission agrees to reconsider the action, the applicant will be notified of the date and time of the Commission meeting at which the reconsideration will be heard. 3. 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_ 4. 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. 5. The applicant shall submit revised plans for staff approval, prior to issuance of building permit (or other required permits), which incorporates any required design changes. 6. 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. r1.ru 7. It is the responsibility of the applicant to verify all existing utilities within the right-of-way. 41:1'Existing utilities damaged by the applicant shall be repaired by the applicant at no cost to :0 ACHD. The applicant shall be required to call DIGLINE (1-800-342-1585) at least two fill �., business days prior to breaking ground within ACHD right-of-way. The applicant shall contact . Wilkins Ranch Villagexnun Page 4 r'. P rii- r naw( ) "ne JUL 14 ' 00 15:46 FR CITY OF MERIDIAN 208 884 4259 TO P`AND—Z P.04/12 ACHD Traffic Operations 387-6190 in the event any ACHD conduits (spare or filled) are compromised during any phase of construction. 8. No change in the terms and conditions of this approval shall be valid unless they are in writing and signed by the applicant or the applicant's authorized representative and an authorized representative of the Ada County Highway District. The burden shall be upon the applicant to obtain written confirmation of any change from the Ada County Highway District. 9. 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. Conclusion of Law: ACHD requirements are intended to assure that the proposed use/development will not place an undue burden on the existing vehicular and pedestrian transportation system within the vicinity impacted by the proposed development. Should you have any questions or comments, please contact the Planning and Development Division at 387-6170. Submitted by Planning and Development Staff Commission Action Wilkins Ranch Village.cnun Page 5 CfTY OF MERIDIAN PREUIMMARY SUBDYLSION PLAT CHECKLIST INCOMpLOM Ap`FI.ICATIONS WELL NOT BE PROCESSED AppI,ICATIaNS M(JST BE SUBMTrMD THIRTY (30) DAYS MOR TO NEXT REGULARLY SCHEDULED P&Z MEETING. 1. Pre-avplicatioon submittal meeting held 2. Thirty (30) copies of the completed and exem d writ#rn application form 3: Proof of curront awnmshiP of the real property irAuded in the pr+eliminaty plat and consent of recorded owners A' /lir � a- 7 �- 6ACC-" V-� �S! �✓'�✓ 4. Name and address of party to receive billingslcorrespondence ;1� $ — J55 c/ � , ?04 ( V u 16 P a 111� , r* . g53a 5. Legal dmaiption of subdivision prepared and stamped ] by iced Land Surveyor ---�`-L' 6. Thirty (30) copies of the prehmi=ry Plat with dimensions of not less than 24" x 36, drawn to a scale suitable to inmre clarity of au lines, dimensions and other data. PrctiminmY plats shall include: a. Proposed Subdivision Name b. Drafting date C. Sectional location of plat - COMO O d. North arrow e. Scale of plat (not smaller than 1' =1001) f. Names, addresses and telephone numbem of owner, subdivider or subdividers and enonc cr, surveyor or Planner who ✓ prepared the preliminary Statement of Wt nded use of the proposed subditvtsi (i.e., residential sitle-fWntY. two-family and m,ulfiple loosing, conamercW, W&IStriat, recreational or agricatbnrai) 44fX T h. Sites proposed for parks, playgrounds, schools, F� churches or other public uses i. Streets, street names, rights-of-way.and roadway widths, inchtftg adjoining streets or roadways; PRELiMR1ARY PLAT CHUC UST - Lot Lincs and blocks showing. scaled dimensions and -aumbers of each-, k. Legend of symbols 1. Minimum r !ddenfial house size m, Contour lines, shown at 5' intervals where land slope is meter than 10% and at 2' intervals where land slope is 10% or lass, refaced to an established benchmark, including kxxtm and elevation; n. Any proposed or existing utilities, including, but not limited.to, storm and sanitary sewers, irrigatixm laterals. dues, drainage, bridges, culve U, Water nm I . fire hydrants, sh+eetlights, prized indgation and their respective proles o. Any dedicatim to the public and/or easements together With a statement of location, dimensions and purposes of such p. Master street drainage plan including method cf disposal and approval from the affected drainage district. q. Floodplain boundary as determined by FEMA or measures to amend this boundary r. Stub streets to provide access to adjacent undeveloped land or existing roadways (block lengths do not exceed 1,000') s. Cud -de --sac lengths not in excess of 450' T A staatem A as to whether or not a variance will be requested with respect to any provision of the Ordiaxnce desaalbing the particular pmvisiM the variance requested, and the reason thercfcr 8,� A statement of development features 9. A map of the entire arca sdx dueled far &-velopmcut if the proposed subdivision is a portion of a iafger holding intended for subsequent Page 2 of 3 COI!vIM ENTS/DATE 4ok—' ✓ d �u -roe . CSP �C I _ I--- wt_l� PRELIM NARY PLAT CHEMIST 10. Thirty (30) copies of a vicinity map showing a minimum 112 -mile radius from exterior boundaries of plat, lrtcluding Ind use and Busting honing of dosed subdivL4ian and adjacent land (scale optional) 11. Thirty (30) copies of a 1"=300' scale map on 8,A* x 11' paper indicating all adjacent development andlor lots of record within 300' of any boundary of ithe proposed development, with the layout of the proposed development in bold outline. 12. A statement of traffic impact on existing adjacent roadways and intersections Page 3 of 3 COMMENTS/DATE �� C AI✓I 1'�l /h�� 13. Four (4) sets of Conceptual en&eenng plans, including respective profiles 14. Fee Paid - $300.00 + 53 Lots a $10.00Mot, certified mailings a $1.0/mai&g `ie'j( L = 3jJ',66 /,7 15. Proposed restrictive Covenants and/or deed restrictions 16. A site repw for establiAmrnt of the highest seasonal groundwater elevation 17. Other Inform tion as Requestrd by Administrator, City Engineer, Planning & Zoning Commission, or City Cormci7 APPLICATION ACCEPTANCE DATE: ** TOTRL PAGE.03 August 31, 2000 MERIDIAN CITY COUNCIL MEETING September 5, 2000 APPLICANT Steiner Development, LLC ITEM NO. 13 REQUEST Continued from 8/15/00 Requst for preliminary plat approval of 48 building lots _with 1 existing home and 5 other lots on 10 19 acres for proposed Wilkins Ranch Village PUD - south of Ustick Road and east of Black Cat Road AGENCY CITY CLERK: CITY ENGINEER: CITY PLANNING DIRECTOR: CITY ATTORNEY CITY POLICE DEPT: CITY FIRE DEPT: CITY BUILDING DEPT: CITY WATER DEPT: CITY SEWER DEPT: MERIDIAN SCHOOL DISTRICT: MERIDIAN POST OFFICE: ADA COUNTY HIGHWAY DISTRICT: ADA COUNTY HIGHWAY DISTRICT: CENTRAL DISTRICT HEALTH: NAMPA MERIDIAN IRRIGATION: SETTLERS IRRIGATION: IDAHO POWER: US WEST: INTERMOUNTAIN GAS: BUREAU OF RECLAMATION: OTHER: COMMENTS See previous item packet Contacted: `aLQ-e-� Date: Phone: Vtf X700 Materials presented at public meetings shall become property of the City of Meridian. August 10, 2000 MERIDIAN CITY COUNCIL MEETING August 15, 2000 APPLICANT Steiner Development, LLC ITEM NO. 14 REQUEST Request for Preliminary Plat approval of 48 building lots with 1 existing home and 5 other lots on 10.19 acres for proposed Wilkins Ranch Village PUD - south of Ustick Road and east of Black Cat Road AGENCY CITY CLERK: CITY ENGINEER: CITY PLANNING DIRECTOR: CITY ATTORNEY CITY POLICE DEPT: CITY FIRE DEPT: CITY BUILDING DEPT: CITY WATER DEPT: CITY SEWER DEPT: MERIDIAN SCHOOL DISTRICT: MERIDIAN POST OFFICE: ADA COUNTY HIGHWAY DISTRICT: CENTRAL DISTRICT HEALTH: NAMPA MERIDIAN IRRIGATION: SETTLERS IRRIGATION: IDAHO POWER: US WEST: INTERMOUNTAIN GAS: BUREAU OF RECLAMATION: COMMENTS See attached from applicant See July 14 comments See attached recommendations See attached See attached See attached OTHER: /,, Contacted: ��: �� (� Date: Sj Phone: �j4., ll --q-70 >% Materials presented at public meetings shall become property of the City of Meridian. r28CEIVED J U ! I 1 2000 BRIGGS ENGINEERING, Irte MYOF A AN 1800 West Overland Road ENKUNEOM I PLANNM / SURVEYORS Boise, Idaho 83705 — 3142 Voice (208) 3444706 Fax (208) 345-2950 E-mail bdggsgmicron.net July 18, 2000 Ms Shari Stiles Mr. Bruce Freckleton City of Meridian 200 E. Carlton, Suite 201 Meridian, Idaho 83642 Re: Wilkins Ranch Village (Annexation, Rezone, Preliminary Plat, PUD & Conditional Use Applications) Dear Shari and Brad: This letter is in response to staff comments dated July 13, 2000 General Requirements 1. Internal irrigation and drainage ditches will be piped or rerouted by a prior phase of this development. The Rutledge Drain adjoining the west boundary of the Dakota Ridge Subdivision will be piped. The section of the adjoining north property will also be piped by a previous phase of the Wilkins Ranch Development. -'2. A septic system and two wells presently exist on the property. The septic system and residential well will be removed per City Ordinance. 3. The applicant will comply. 4. The applicant will comply. Annexation and Zoning C�neral Comments - 1. Yes the legal description is correct.. 2. .The request for R-4 is compatible with adjacent properties. -Annexation Site Specific Requirements I . We are in agreement. 2. The applicant will comply with relocating the mobile home. The existing single family dwelling will remain on proposed Lot 6, Block 1. The applicant will be remodel the building and access to the building will be provided off Niemann Street. The building will require a variance of the required 15 -foot setback requirement (by approximately 2 -feet). The variance is required due to a 25 -foot landscape buffer and right-of-way dedication to the Ada County lEghway District. The City requires a 20 -foot landscape buffer but more provided for because a wider buffer between the residential use and the arterial roadway. 3. We are in agreement. 4. The applicant will comply and enter into a development agreement. 0101 \CityMer Hawkins -Cleric ReTom.ltr prelimingy Plat General Comments: 1. The applicant will comply. 2. The applicant will comply. 3. The applicant will comply. -Preliminary Plat RNuirements: 1. . 2. 3. ..4. 5. 6. -7. ..8. i_ 9. 10 -rT, The applicant will comply. The applicant will comply. The applicant will comply. The applicant will comply. The applicant will comply -The applicant will comply. `The applicant will comply. The pressurized irrigation system will be designed to Nampa and Meridian Irrigation —District standards. The system will be owned and maintained by Nampa Meridian _irrigation District with approval by the District Board. A year around source of irrigation -water is available from the Eight Mile Lateral and the secondary source will be from the Nine We Creek east of the project site. --aThe applicant will comply. r" -The applicant will comply. - : Me.applicant understands. ";2 ?he applicant will be requesting a variance for the minimum square footage requirement .=under the R-4 zone. Under the R-4 zone the applicant is required to construct a 1,400- :asquare foot building, The applicant is proposing to construct 1,100 -square foot homes. the applicant is requesting the variance to provide a mix of use within the development - = ;=and the near vicinity of the development. To the south (Lake at Cherry Lane No. 9, and Willdns Ranch No. 1) the lots are varying from the standard 8,000 -square foot lots to over t y20,000 -square feet. The applicant will also be requesting a density bonus allowed under :City Ordinace 12-6-6 for lots less than 8,000 -square feet (see below for greater detail —concerning the,25-percentdensity bonus). The applicant is requesting a variance for the �=minimum lot frontage on a public street from 80 -feet to 524eet and also the minimum ..block length of 1,000 -feet to 1,800 -feet. Pathways will be provided where the block _ -length exceeds 1;000 -feet. 3 3. ::The_ applicant is providing single family homes with two car garages and 20 -foot front set backs. 'The'additional parking space requirement is not necessary per statement No. 4. 4 7The applicant understands (see No. 3 above) " S -!-No maintenance building is proposed with the single-family development. The applicant --=intends to contract with alandscape company for maintenance of common areas and landscaping. Therefore, this requirement should be deleted and/or is not aplicable. 6 =Per City Ordinance 12-6-6: Bonus Densities are allowed provided: (1) Provision for _- -� private, common open space in a PD shall be considered cause for density increases not to r ' `"—01011CityMer Haw(tins-Clark Respo= ltr �M - d rolul exceed twenty five percent(25%)." The applicant is providing a 1.09 -acre pocket park centrally located within the development. Play equipment will be installed in the park. The roads around the park have been single loaded for easy access to the park area and enhanced visibility, which provides for safety and aesthetics. The standard open space for this site is approximately 9,000 -square feet (not accounting for the park site). The applicant is proposing open space in excess of 9,000 -square. The entire site is 10.19 - acres. An R-4 zone will allow 4 -dwelling units per acre. With the size of the site, the applicant would be allowed 40 -dwelling units per acre without a density bonus. With a density bonus of 25 -percent the applicant would be allowed 50 -lots (.25 X 40 = 10, 10 + 40 = 50 -lots) under the City Ordinance (12-6-6). The applicant is only requesting 48 -lots which is a 17 -percent density bonus. 7. The applicant will comply. 8. The applicant will comply. Sincerely, :BRIGGS ENGINEEMG, Inc. jiSteve Arnold " 1-!- Project Manager/Land Use Planner 'LB:fC .. 4,=: �-�`._...�_.:._�101�C1tyMCfH8�11k1a9-C�Brk1�4pOlL4C.ltr MAYOR Robert D. Corrie CrrY COUNCIL MEMBERS Ron Andusan Kcith $ird Tammy &Weerd Cherie McCandless MEMORANDUM: HUS OF TREASURE SURE VALLEY A Good Place u) Jive CITY OF MERIDIAN 33 EAST IDAHO MERIDIAN, IDAHO 83642 (208) 3SS-4433 - Fax (208) 587-4S 1 City Clerk Office Fax (208) 888-4218 To: Planning & Zoning Commission/Mayor & City Council From: Bruce Freckleton, Assistant to City Engineer` Shari Stiles, P&Z Administrator rdwe 1/0 L.F(iAI. DI-PAWl'Mt:N1' (208) 2S8-2499 - fax 288-2501 PUBLIC W(UKKs BUU.DING DEPARTMENT (208) 887-2211 - Fax 8147-1297 PLANNING AND YnNINC, DCPARTMENT (208) 884-5532 - Fax 4,48-6K14 July 14, 2000 Re: Request for Annexation and Zoning of 10.19 Acres to R-4 and Preliminary Plat with a Conditional Use Permit for a 48 -Lot Planned Single-family Development by Steiner Development, LLC We hi. ve reviewed this submittal and offer the following comments, as conditions of the appliQant. These conditions shall be considered in full, unless expressly modified or deleted by motion of the Meridian City Council: LOCATION The parcel is located one-half mile west of Ten Mile Road on Ustick Road, SURROUNDING PROPERTIES This parcel is bordered on the east by Dakota Midge Subdivision (R4 subdivision) and a future elementary school site. Plat approval has been received for the property on the south and west for Wilkins Ranch Subdivision, an R4 development with minimum lot sizes of 8,000 square feet. North ofUstick Road from this property is unincorporated property zoned RT. t;iEN�RAL REOUIREMEN"1'S 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 should be shown on the site plans. 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. AZ -0" 10, C1IY46040, Pr -MQI wjkW4 iaehvrjLw.N PP rur.Jw: JUL 14 '00 15:55 2088886854 PAGE.01 Planning & Zoning Commission/Mayor & City Council July 14, 2000 Page I 2. Any existing domestic wells and/or septic systems within this project will have to be removed from their domestic service per City Ordinance Sections 9-1-4 and 94-8. Wells may be used for non-domestic purposes such as landscape irrigation. 4. Five -foot -wide sidewalks and pedestrian walkways shall be provided in accordance with c City Ordinance Section 12-5-2.K. 5. If possible, respond in writing to the each of the comments contained in this memorandum, by noon on Tuesday, July 18, 2000. Submit ten copies of the revised preliminary plat map to the City Clerk's office prior to the Public hearing at the City Council. A.� XATION AND ZON NQ GENERAL COMMENTS l . The legal description is correct and places the parcel contiguous to existing city limits. 2. i The requested zoning of R4 is compatible with adjacent properties within. the City. ANNXATiON SITE SPECIFIC REQUIREMENTS 1. Chapter 6 of Title 12, Meridian City Ordinance, sets forth the requirements for Planned Developments. 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 resu}t of any subsequent change in tenancy or ownership. 2. 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 R4 zone, and a condition should be placed on the applicant that the mobile building be removed prior to passage of an annexation ordinance. 3. 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 should 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. 4. A Development Agreement will be required as a condition of annexation. 1. Obtain a letter from the Ada County Street Name Committee, approving the subdivision and street names. Make any corrections necessary to conform nz,-00-016curlx,.wo. pp -0"16 JUL 14 '00 15:55 Wdlp 6MhVd4gv.4ZMCUP,Ga 2eesee6854 PAGE.02 1 i Plannwg & Zoning Commission/Mayor & City Council July 14, 2000 Page 3 2. Coordinate fire hydrant placement with the City of Meridian Public Works Department. 3. Sanitary sewer and water service to this site shall be via extensions £ram mains proposed to be installed in the adjacent phases of Wilkins Ranch Subdivision. Applicant will be responsible to construct the sewer and water mains to and through this proposed development. Subdivision designer to 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. 4. i The developer shall be responsible for the payment of sewer and water assessment fees, f as well as the actual physical connection of the existing home that is located within the boundaries of this subdivision. S. Two -hundred -fifty- and 100 -watt, high-pressure sodium streetlights will be required at locations designated by the Public Works Department. All streetlights shall be installed at subdivider's expense. Typical locations are at street intersections and/or fire hydrants. 6. Underground pressurized irrigation must be provided to all landscape areas on site. Due to the landscape area, primary water supply connection to the City's mains will not be allowed. Applicant shall be required to utilize any existing surface or well water for the prkpary source. If City water is proposed as a secondary source, developer shall be responsible to pay water assessments for the entire common open area. 7. A detailed landscape plan for the common areas, including fencing locations, pathways andtypes of construction, shall be submitted for review and approval with the submittal of the final plat. The plan must include sizes and species of trees, shrubs, berming/swale details, and all proposed ground cover/treatment. No fencing will be permitted within the landscape buffers. A letter of credit or cash surety in the amount of 110% will be '. required for all fencing, landscaping, pressurized irrigation, sanitary sewer, water, etc., prior to signature on the final plat. Perimeter fencing shall be installed prior to obtaining building permits. 8. Applicant has not indicated whether the pressurized irrigation system within this development is to be owned and maintained by an association or the Nampa & Meridian Irrigation District. If the system is being proposed as a private system, 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 0&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. If City water is proposed as ,A-z'C W 14 CUP -06040. 1'P -0u016 W ilkJUR= hVd1ftC aZ PP.CUP.dvc JUL 14 '00 15:56 2088886854 PAGE.03 Planning & zoning Commission/Mayor & City Council July 10, 2000 Page 4 a secondary source, developer shall be responsible to pay crater assessments for the entire common open area. 9. The soils investigation report submitted with the application indicates that groundwater was encountered at some fairly shallow depths within the project site. Design engineer to provide a statement of compliance, prior to the approval of development plans, that certifies that the centerline finish grade of the streets, public or private, is at least three feet above the established normal ground water elevation. This is an effort to ensure that the building footings are at least one foot above the high groundwater. 10. Submit compaction test results to the Meridian Building Department for all lots receiving fill material. 11. Submit ten copies of the revised preliminary plat prior to public hearing at City Council. CONDITIONAL U5E COMMENTS 1. As part of a conditional use permit, the City of Meridian may impose additional restrictions/conditions. 2. 3 4. 5. Variances to the Ordinance that would be required if this development is approved as proposed would include the following: Minimum house size Minimum lot size Minimum frontage Maximurn block length R-4tac and Proms 1,400 s.f. 1,300 s.f (?) 8,000 s.f. 5,252 s.f. 80 feet 52 feet 1,000 feet 1,800+ feet Storage areas shall be provided for the anticipated needs of boats, campers and trailers per Ordinance Section 12-6-8 unless the City Council approves otherwise. Because this development is proposed to be single-family homes with two -car garages and 20 -foot setbacks, the additional parking space requirement is not necessary. 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 per Ordinance Section 12-6-8.A.3. 6. Both the Comprehensive Plan (Housing chapter, pg. 68, para. 1.18) and the Subdivision Ordinance (12-6-6) require that variations pertaining to PD's shall not exceed 25% of the existing requirements. The developer is responsible for documentation of any bonus density. With the information provided, it is difficult to determine if the 25% maximum change is exceeded. Staff requests that the Applicant provide further detail, specifically showing that bonus densities are in compliance with the above-cited ordinance and that AZ-MO14 CUP -040% P1'-OOU,d JUL 14 '00 15:56 WdkifKP WXhvdbac.AZ PF.0 UP,dec 2088886854 PAGE.04 JU --- . , -- ,., rayd 0/0 f Planning & Loning Commission/Mayor & City Council July 14, 2000 Puge 75% comply with the existing R-4 standards. The applicant has indicated that 1.09 acres of common area is being provided. 7. ; No signage details were submitted (design or location). Staff recommends monument - type signaige along Ustick Road. Detailed signage plans will be subject to design review and separate permits. 8. Ordinance 12-6-7.D requires that all planned developments provide underground utilities throughout the entire project site. RECOMMENDATION Although the conditional use permit application states that they are requesting a bonus density of 17%, does not agree with the methodology used to arrive at the 17% bonus density. Staff recogiiizes that City Ordinance as relates to planned developments is in need of revision, as it has been Subjected to various interpretations. It appears the only criteria used for calculating the bonus=density was to take the total acreage of the parcel, multiplying by 4 for the maximum lots allow$d in an R-4 zone, and multiplying that result by 117%. The minimum residential house size A printed as 1,400 square feet on the plat, but crossed out to show 1,300 square feet, and the plat application itself indicates a minimum square footage of 1,100 square feet. A 25% reduction in the; house size required in an R-4 zone would be 1,050 square feet. Staff recommends that 25% of the lots, or 12 homes, may be less than the 1,400 square feet required in the R4 zone, but no legis than 1,300 square feet. The adjacent Dakota Ridge Subdivision has a minimum house size of 1,500 square feet. The minimum square footage of lots shown on the application is 5,252 squari feet. Even in an R-8 zone, the minimum lot size would be 6,500 square feet. A 25% reduction of the 8,000 -square -foot lot size required in the R-4 zone would yield 6,000 -square - foot lints. The City has retained a consultant to assist in revising the planned development sections of the Ordinance and would appreciate any input from the Planning and Zoning Commission on the subject. WhOREAENSIVE PLAl�_� ICIES The 193 Comprehensive Plan contains a variety of goals and policies that are relevant to this appliciation. Staff has selected the following sections that nwst directly apply to the proposed project: The subject property is located in an area designated as SiWc-h Wy Residential in the Meridian Como,rehensive Plan. It is within the Meridian Urban Service Planning Area - 3. 1 rea. 3.1 U, 3.2U Policies 2.1 U, 2.2U, 2.3U, 6.3.c AZ�AUIE� CUP -00.04q 7P -0P016 L 14 '00 15:56 W-WWA 4hV&PAZPP.CUPdoc 2wese6854 PAGE.05 Planning &Zoning Comulission/Mayor & City Council July 14, 2000 Page Nature Resources and Hazardous Areas Chapter Policies 1 - IU, 2AU, 2.5U, 3AU, 4.IU Trans6Wation Chapter Policies 1.6U, 1.9U Qm $Race, Parks a Recreation Policiis 3.1, 5.3 Hoggifig Cbpger Policies 1.3, 1.4, 1.7, 1.12, 1.13U, 1.18 Cop2pjunity Design Chapter Policig 1.8, 5.2U AZ -O"14, CIMWO"Q. MW416 JUL 14 100 15:5? Ue-f- VI I rage b/b WAWARAmchVjIWcAXPF(TP doc 2088866854 PAGE.06 JULIE KLEaN FIscHE . WNL F. GIORAY, III BRENTL JOHNSON D. SAMUEL JOHNSON WILLIAM A. MORROW WILLIAM NICHOLS CHRISTOPHER S. NYE PHILIP A. PETERSON STEPHEN L. PRuss ERIC S. ROssMAN TODD A. RossMAN DAVID M. S WARTLEY TERRENCER. WHITE WHITE, PETERSON, PRUSS, MORROW & GIGRAY, P.A. ATTORNEYS AT LAW 200 EAST CARLTON AVENUE POST OFFICE BOX 1150 MERIDIAN, IDAHO 83680-1150 TEL 208)288-2499 Fax (308) 288-2501 August 2, 2000 NAWA OFFICE 104 NINTH AVENUE SOUTH POST OFFICE BOX 247 NAMPA,ID((AHO 83653-0247 466-9272 FAX( 32 8) 466-0405 PLEASE REPLY TO MERIDIAN OFFICE J?BcElvED To: Staff AUG - 7 2000 Applicant CITY OF MERIDIAN Affected Property Owner(s) Re: Application Case No. PP -00-015 FINDINGS AND RECOMMENDATIONS OF PLANNING AND ZONING COMMISSION Staff, Applicant and/or Affected Property Owner(s): Please note that these Findings and Recommendations of the Planning and Zoning Commission shall be presented to the City Council at the public hearing on the above referenced matter by the Planning and Zoning Administrator. Due to the volume of matters which the City Council must decide, and to insure your position is understood and clear, it is important to have a consistent format by which matters are presented at the public hearings before the City Council. The City Council strongly recommends: That you take time to carefully review the Findings and Recommendations of the Planning and Zoning Commission, and be prepared to state yourposition on this application by addressing the Findings and Recommendations of the Planning and Zoning Commission; and 2. That you carefully complete (be sure it is legible) the Positron Statement if you disagree with the Findings and"Recommendations of the Planiung and Zoning Commission. The Position Statement form for this application is available at the City Clerk's office. It is recommended that you prepare a Position Statement and deliver it to the City Clerk prior to the hearing, if possible. If that is not possible, pplease present your. Position Statement to the City Council at the hearing, along with eight (8) copies. The copies will be presented to the Mayor, Council, Planning and Zoning Administrator, Public Works and the City Attorney. If you are a part of a group, it is strongly recommended that one Position Statement be filled out for the group, which can be signed by the representative for the group. Ve trul yo City Att y's ice IY/ BEFORE THE PLANNING AND ZONING COMMISSION IN THE MATTER OF THE ) Case No. PP -00-015 REQUEST FOR PRELIMINARY ) PLAT FOR WILKINS RANCH ) RECOMMENDATION TO CITY VILLAGE, ) COUNCIL STEINER DEVELOPMENT, LLC, PcElvED ) Applicant ) AUG - 7 2000 CITY OF MERIDIAN 1. The property is approximately 10. 19 acres in size and is generally located at south of Usticic east of Black Cat in Meridian, Idaho. 2. The owner of record of the subject property is Louis J. Steiner of Atwater, California. 3. The Applicant is Steiner Development LLC of Atwater, California. 4. The subject property is currently zoned R -T with Ada county but the applicant has requested a zoning of R-4 Single Family Residential. However, staff are recommending a zoning of R-8 Medium Density Residential. The zoning of R-8 is defined within the City of Meridian's Zoning and Development Ordinance Section 5. The subject property is within the city limits of the City of Meridian. 6. The entire parcel of the property is included within the Meridian Urban Service Planning Area as the Urban Service Planning Area and is defined in the RECOMMENDATION TO CITY COUNCIL - 1 PRELIMINARY PLAT -WILKINS RANCH VILLAGE BY STEINER DEVELOPMENT, LLC n Meridian Comprehensive Plan. 7. The Applicant proposes to develop the subject property in the following manner: 48 Lot Planned Single Family Development. 8. There are no significant or scenic features of major importance that affect the consideration of this application. RECOMMENDATION 1. The Meridian Planning and Zoning Commission hereby recommends to the City Council of the City of Meridian that they approve the preliminary plat as requested by the Applicant for the property described in the application, subject to the following: Adopt the Planning and Zoning Administrator and Assistant City Engineer Recommendations as follows: 1.1 Obtain a letter from the Ada County Street Name Committee, approving the subdivision and street names. Make any corrections necessary to conform. 1.2 Coordinate fire hydrant placement with the City of Meridian Public Works Department. 1.3 Sanitary sewer and water service to this site shall be via extensions from mains proposed to be installed in the adjacent phases of Wilkins Ranch Subdivision. Applicant will be responsible to construct the sewer and water mains to and through this proposed development. Subdivision designer to 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. 1.4 The developer shall be responsible for the payment of sewer and water RECOMMENDATION TO CITY COUNCIL - 2 PRELIMINARY PLAT-WILKINS RANCH VILLAGE BY STEINER DEVELOPMENT, LLC assessment fees, as well as the actual physical connection of the existing home that is located within the boundaries of this subdivision. 1.5 Two -hundred -fifty- and 100 -watt, high-pressure sodium streetlights will be required at locations designated by the Public Works Department. All streetlights shall be installed at subdivider's expense. Typical locations are at street intersections and/or fire hydrants. 1.6 Underground pressurized irrigation must be provided to all landscape areas on site. Due to the landscape area, primary water supply connection to the City's mains will not be allowed. Applicant shall be required to utilize any existing surface or well water for the primary source. If City water is proposed as a secondary source, developer shall be responsible to pay water assessments for the entire common open area. 1.7 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. The plan must include sizes and species of trees, shrubs, berming/swale details, and all proposed ground cover/treatment. No fencing will be permitted within the landscape buffers. A letter of credit or cash surety in the amount of 110% will be required for all fencing, landscaping, pressurized irrigation, sanitary sewer, water, etc., prior to signature on the final plat. Perimeter fencing shall be installed prior to obtaining building permits. 1.8 Applicant has not indicated whether the pressurized irrigation system within this development is to be owned and maintained by an association or the Nampa &_ Meridian Irrigation District. If the system is being proposed as a private system, 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 0&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. I£ City water is proposed as a secondary source, developer RECOMMENDATION TO CITY COUNCIL - 3 PRELIMINARY PLAT-WILIQNS RANCH VILLAGE BY STEINER DEVELOPMENT, LLC F shall be responsible to pay water assessments for the entire common open area. 1.9 The soils investigation report submitted with the application indicates that groundwater was encountered at some fairly shallow depths within the project site. Design engineer to provide a statement of compliance, prior to the approval of development pians, that certifies that the centerline finish grade of the streets, public or private, is at least three feet above the established normal ground water elevation. This is an effort to ensure that the building footings are at least one foot above the high groundwater. 1.10 Submit compaction test results to the Meridian Building Department for all lots receiving fill material. Adopt the Recommendations of the Ada County Highway District as follows: 1.11 Dedicate 48 -feet of right-of-way from the centerline of Ustick 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. 1.12 Construct a 5 -foot wide concrete sidewalk on Ustick 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. 1.13 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. 1.14 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. 1.15 The proposed knuckles located at the north and south end of Sagefire Avenue are approved with this application. No traffic islands are RECOMMENDATION TO CITY COUNCIL - 4 PRELIMINARY PLAT -WILKINS RANCH VILLAGE BY STEINER DEVELOPMENT, LLC required in the knuckles. 1.16 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 should be required on the final plat. 1.16 Direct lot or parcel access to Ustick Road or Wilkins Way is prohibited. Lot access restrictions, as required with this application, shall be stated on the final plat. Adopt the Recommendations of the Central District Health Department as follows: 1.17 The Applicant's central sewage and central water plans must be submitted to and approved by the Idaho Department of Health & Welfare, Division of Environmental Quality. 1.18 Run-off is not to create a mosquito breeding problem. 1.19 Stormwater shall be pretreated through a grassy swale prior to discharge to the subsurface to prevent impact to groundwater and surface water quality. 1.20 The Engineers and architects involved with the design of the subject project shall obtain current best management practices for stormwater disposal and design a stormwater management system that prevents groundwater and surface water degradation. Z:\Work\MNeridian 15360M\Recommendations\pPlat015WilkinsRanch.wpd RECOMMENDATION TO CITY COUNCIL - 5 PRELIMINARY PLAT-WILKINS RANCH VILLAGE BY STEINER DEVELOPMENT, LLC ti Preparing O Today's O Students For N Tomorrow's as Challenges. joint School District No. 2 Seo` P.Fogle .Mei 911 Meridian Street • Meridian, Idaho 83642 • (208) 888-6701 • Fax (208) 888-6700 SUPERINTENDENT Christine H. Donnell we -ED June 26, 2000 J U L 12 2000 CITY OF HERMAN City of Meridian 33 East Idaho Meridian, Idaho 83642 Dear Councilmen: Enclosed for your review is general information relative to schools located in the proposed project area. If you have any questions, please contact Wendel Bigham at 888-6701. Reference: Wilkins Ranch Subdivision Elementary School: Chaparral Elementary School Middle School: Meridian Middle School High School: Eagle High School Comments and/or Recommendations: Chaparral Elementary is over capacity. Meridian Middle School is over capacity and will remain so until the fifth middle school comes on line in the fall of 2000. Eagle High School is also at capacity. We can predict that these homes, when completed, will house thirteen (13) elementary aged children, eleven (11) middle school aged children, and thirteen (13) senior high aged students. Sincerely, Wendel Bigham, Supervisor of Facilities and Construction WB:gr Ada CoUnt1J,_.1Uiqkwa,_ bi-it'i't Judy Peavey -Derr, President 318 East 37th Street Dave Bivens, Vice President Garden City, Idaho 837f4-6499 Marlyss Meyer, Secretary Phone (208) 387-6100 Sherry R. Huber, Commissioner Fax (208) 387-6391 Susan S. Eastlake, Commissioner E-mail: tellus@achd.ada.id.us July 25, 2000 REcEzvTD TO: Louis J. Steiner J U L 2 7 2900 Steiner Development, L.L.C. 554 E. Bellevue Rd., Suite B CY of MERIDIAN Atwater, CA 95301 FROM: Christy Richardson, Principal Development Analyst Planning & Development e.. �Z ' SUBJECT: Preliminary Plat: Wilkins Ranch Subdivision/ MAZ-00-01 6/MCU P-00-040/MPP-00-015 s/o Ustick Road and e/o Black Cat Road On July 19, 2000, the Commissioners of the Ada County Highway District (hereafter called "District") took action on the preliminary Plat as stated on the attached staff report. In order that the Final Plat may be considered by the District for acceptance, the Developer shall cause the following applicable standard conditions to be satisfied prior to District certification and endorsement: 1. Drainage plans shall be submitted and subject to review and approval by the District. 2. If public street improvements are required: Prior to any construction within the existing or proposed public right-of-way, the following shall be submitted and subject to review and approval by the District. a. Three complete sets of detailed street construction drawings prepared by an Idaho registered professional Engineer. b. Execute and Inspection Agreement between the Developer and the District together with initial payment deposit for inspection and/or testing services. C. Complete all street improvements to the satisfaction of the District, or execute a Surety Agreement between the Developer and the District to guarantee the completion of the construction of all required street improvements. 3. Furnish a copy of the Final Plat showing street names as approved by the Local Government Agency having such authority together with the payment of fee charged for the manufacturing and installation of all street signs. 2 4. If Public Right -of -Way Trust Fund deposit is required, make the deposit to the District in the form of cash or cashier's check for the amount specified by the District. 5. Furnish easements, agreements and all other datum or documents as required by the District. 6. Furnish Final Plat drawings together with the plat and plan review fees for District acceptance and endorsement. The final plat must contain the signed endorsement of the Owner and the Land Surveyor's certification. 7. All of the material must be submitted to District staff two -weeks prior to Commission review of the final plat. 8. Approval of the plat is valid for one year. The Commission will consider an extension of one year if requested within 15 -days prior to the expiration date. Please contact me at (208) 387-6170, should you have any questions. Cc: Planning & Development Chron/File Planning & Development Services -City of Meridian Construction Services — John Edney Drainage- Chuck Rinaldi Stan McHutchison Briggs Engineering, Inc. 1800 W. Overland Road Boise, ID 83705 ADA COUNTY HIGHWAY DISTRICT Planning and Development Division _ Development Application Report Preliminary Plat — Wilkins Ranch Village/ 48 -lot subdivision MAZ-00-016/MCUP-00-040/MPP-00-015 Wilkins Ranch Village is a 48 -lot residential subdivision on 10.19 -acres. The applicant is also requesting annexation and rezone from RT to R-4 within the City of Meridian, and a conditional use permit to allow for a planned unit development. The site is located on the south side of Ustick Road, approximately 1/3 -mile east of Black Cat Road. This development is estimated to generate 470 additional (10 existing) vehicle trips per day based on the Institute of Transportation Engineers Trip Generation manual. Roads impacted by this development: Ustick Road Black Cat Road ACHD Commission Date — July 19, 2000 - 12:00 p.m. Wilkins Ranch Village.cmm Page 1 RT ■ ■■ ■m ■ .. ■S iii i/ 1000 0 1000 ::)00 Feet 1 ii EEENNNskEW= 'wl ml w1m mid �■J 1LI■■■ ■ �Ir� \�11111\�/ • vim son ■ ■■n►��' INNER ■■■��•�� ■ �� �„ �� �jlll 111 �� �1� ■■■■■■■fie►� �j ■■■� ■��AI��1 ♦ ■ �� �� ■n ��+� �� �►������ MINE ii glass -- �_ ME W� �. 112111 mid �■J 1LI■■■ ■ �Ir� \�11111\�/ • VICINITY MAP - 1"=300' WILKINS RANCH VILLAGE SUBDIVISION NW 1/4 SECTION 3, T.3N., RAW., B.M. ADA COUNTY, IDAHO Facts and Findings: A. Generallnforma4ion Owner — Louis Steiner Applicant — Briggs Engineering RT - Existing zoning R-4 - Requested zoning 10.19 - Acres 48 - Proposed building lots 1,780 - Total lineal feet of proposed public streets 260 - Traffic Analysis Zone JAZ) West Ada - Impact Fee Service Area Meridian - Impact Fee Assessment District Ustick Road Minor arterial with bike lane Traffic count of 1,806 on 8-31-99 (e/o Black Cat Road) 650 -feet of frontage 50 -feet existing right-of-way (25 -feet from centerline) 96 -feet required right-of-way (48 -feet from centerline) Ustick Road is improved with 25 -feet of pavement with no curb, gutter or sidewalk abutting the site. B. On June 26, 2000, the District Planning and Development staff inspected this site and evaluated the transportation system in the vicinity. On June 30, 2000, the staff met as the District's Technical Review Committee and reviewed the impacts of this proposed development on the District's transportation system. The results of that analysis constitute the following Facts and Findings and recommended Site Specific Requirements. C. Utility street cuts in pavement less than five years old are not allowed unless approved in writing by the District. Contact Construction Services at 387-6280 (with file numbers) for details. D. Wilkins Way, the main entrance to this subdivision, was previously approved as part of the Wilkins Ranch Subdivision, with two 21 -foot street sections with curb, gutter and 5 -foot wide sidewalk separated by a center median and located at the west property line of the current application site. E. The applicant should be required to construct a 5 -foot wide concrete sidewalk on Ustick 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. F. The applicant is proposing to construct a knuckle on the north and south end of Sagefire Avenue. No traffic islands will be required in the knuckles. Wilkins Ranch Village.cmm Page 2 G. Any proposed landscape islands/medians within the public right-of-way dedicated by this plat should be owned -and maintained by a homeowners association. Notes of this should be required on the final plat. H. The applicant is proposing to 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. I. The applicant should be required to construct a center turn lane on Ustick Road for the Wilkins Way/Ustick Road intersection. The turn lane should 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. The existing transportation system will be adequate to accommodate the additional traffic generated by this proposed development with the requirements outlined within this report. The following Site Specific Requirements and Standard Requirements must be met or provided for prior to ACHD approval of the final plat: Site Specific Requirements: Dedicate 48 -feet of right-of-way from the centerline of Ustick 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 will 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 ACHD Ordinance #193. 2. Construct a 5 -foot wide concrete sidewalk on Ustick 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. 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. 4. 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. 5. The proposed knuckles located at the north and south end of Sagefire Avenue are approved with this application. No traffic islands are required in the knuckles. Wilkins Ranch Village.cmm Page 3 6. 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 should be required on the final plat. _ 7. Direct lot or parcel access to Ustick Road or Wilkins Way is prohibited. Lot access restrictions, as required with this application, shall be stated on the final plat. Standard Requirements: 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 would 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. Those items shall be rescheduled for discussion with the Commission on the next available meeting agenda. Requests submitted to the District after 9:00 a.m. on the day scheduled for Commission action do not provide sufficient time for District staff to remove the item from the consent agenda and report to the Commission regarding the requested modification, variance or waiver. Those items will be acted on by the Commission unless removed from the agenda by the Commission. 2. 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. The request for reconsideration will be heard by the District Commission at the next regular meeting of the Commission. If the Commission agrees to reconsider the action, the applicant will be notified of the date and time of the Commission meeting at which the reconsideration will be heard. 3. 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. 4. 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. The applicant shall submit revised plans for staff approval, prior to issuance of building permit (or other required permits), which incorporates any required design changes. 6. 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. Wilkins Ranch Village.cmm Page 4 It is the responsibility of the applicant 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. The applicant shall be required to call DIGLINE (1-800-342-1585) at least two full business days prior to breaking ground within ACHD right-of-way. The applicant shall_contact ACHD Traffic Operations 387-6190 in the event any ACHD conduits (spare or filled) are compromised during any phase of construction. S. No change in the terms and conditions of this approval shall be valid unless they are in writing and signed by the applicant or the applicant's authorized representative and an authorized representative of the Ada County Highway District. The burden shall be upon the applicant to obtain written confirmation of any change from the Ada County Highway District. 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. Conclusion of Law: ACHD requirements are intended to assure that the proposed use/development will not place an undue burden on the existing vehicular and pedestrian transportation system within the vicinity impacted by the proposed development. Should you have any questions or comments, please contact the Planning and Development Division at 387-6170. Submitted by - Commission Action: Planniniz and Development Staff July 19, 2000 Wilkins Ranch Village.cmm Page 5 cla ENTRAL DISTRICT HEALTH DEPARTMENT Rezone ## CENTRAL DISTRICT HEALTH DEPARTMENT Environmental Health Division Conditional Use ## 4Prelim ani ani ry:/ Final / Short Plat 17-;) Return to: ❑ Boise ❑ Eagle ❑ Garden City ,Meridian ❑ Kuna ❑ ACZ ❑ 1. We have No Objections to this Proposal. ❑ 2. We recommend Denial of this Proposal. ❑ 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. 8. After written approval from appropriate entities are submitted, we can approve this proposal for: central sewage ❑ community sewage system El community water well ❑ interim sewage central water ❑ individual sewage individual water 9. The following plan(s) must be submitted to and approved by the Idaho Department of Health & Welfare, Divisi n of Environmental Quality: central sewage ❑ community sewage system ❑ community water ❑ sewage dry lines [central water D 10. 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 ❑ beverage establishment ❑ grocery store / 14. 1127`r,4 6 ,r2.;7 � w.y�r2 o�e.��.l" Date: Reviewed By: CDND 10/91 ub, rev. 1/91 Review Sheet CENTRAL LDISTRICT HE11TH DEPARTMENT MAIN OFFICE - 707 N.AwSir2GNGPL. - 9C6E.ID937C4-0825' (2U)375.52i1 • =a;t 327.c5CC Tu prevent and treat disease artd disability; to promote healthy lifestyles; and to protect and promote the health and quality of oar environment. STORM WATER MANAGEMENT RECOMMENDATIONS It is recommended that storm water be pre-treated through a grassy swale prior to discharge to the subsurface to prevent impact to ground water and surface water quality. The engineers and architects involved with the design of this project should obtain current best management practices for storm water disposal and design a storm water management system that is preventing groundwater and surface water degradation. Manuals that could be used for guidance are: State of Idaho Catalog of Stormwater Best Management Practices For Idaho Cities and Counties. Prepared by the Idaho Division of Environmental Quality, July 1997. Storm -water Best ililanagement Practices Guidebook. Prepared by City of Boise Public Works Department, January 1997. Ada / Boise County Office 707 nl Armsrong PI. Bose, iD 83704 Enviro, Health: 327-7499 =amdy Planning: 327.7400 mmunizations: 327-7450 Senior Nutrition: 327-7460 wviC 327-7488 FAX 327-8.500 Serving valley, Elmore, Boise, and Ada Counties Ada -WIC Satellite Office Elmore County Office 1506 Pccert St 52C E. 8th Street N. Boise, ID 83705 Mountain Home. ID 83c47 Ph, 334-.3355 Enviro. Health: 587.9225 FAX: 334-3355 Family Health: 587-4407 WIC: 587-4409 FAX: 587.3521 Volley County Office 70.3N i;t:,__ P O Box 14-:z McCau. iD 38 Ph. 534.7194 FAX c34-21'4 ,ERS /SURVEYORS August 15, 2000 Mayor Corrie and City Council City of Meridian 33 East Idaho Meridian, Idaho 83642 r t� �-�fy a BoiE Vo 13, 14-1 f Fa E - engineenng.comu Re: Wilkins Ranch Village (Annexation, Rezone, Preliminary Plat, PUD & Conditional Use Applications) Dear Mayor Come and City Council: This letter is in response to the Planning and Zoning recommendations to the City Council as prepared by the City Attorney dated August 1, 2000 and received by the applicant August 14, 2000: Recommendations for Preliminary Plat (PP -0-015) 1. The applicant will comply. 2. The applicant will comply. 3. The applicant will comply. 4. The applicant will comply. 5. The applicant will comply. 6. The pressurized irrigation system will be designed to Nampa and Meridian Irrigation District standards. The system will be owned and maintained by Nampa Meridian Irrigation District with approval by the District Board. A year around source of irrigation water is available from the Eight Mile Lateral and the secondary source will be from the Nine Mile Creek east of the project site. 7. The applicant will comply with the fencing, pathway and landscape requirements and we understand the bonding requirements for final plat approval. 8. See item No. 6 above. 9. The applicant will provide a statement that certifies that the centerline finish grade of the streets will be three feet above the established normal ground water elevation. 10. The applicant will comply. 11. ACRD and CDHD Requirements: The applicant will comply with all requirements of ACHD and CDHD. Recommendations for Conditional Use (CUP -00-40) 1. A variance of the Ordinance is not required for the R-8 zone. The R-8 zone allows for the following: i. Square footage of the home: (a) No single family dwelling less than 1,000 -square feet. (b) 10 -percent of the single-familv dwellings between 1.000 and 1.100 -square feet. buffer and right-of-way dedication to the Ada County Highway District. The City requires a 20 -foot landscape buffer but more is provided for because a wider buffer between the residential use and the arterial roadway is preferred. 6. We are in agreement. 7. The applicant will comply and enter into a development agreement as a condition of annexation. Sincerely, BRIGGS ENGINEERING, Inc. Steve Arnold Project Manager/Land Use Planner BLB:fc F_Ji L A :il 1 • -1.1. 0-.• C• -TI : (c) 15 -percent of the single-family dwellings between 1,101 and 1,200 -square feet. (d) 25 -percent of the single-family dwellings between 1,201 and 1,300 -square feet. (e) 50 -percent of the single family dwellings may be larger than 1,300 -square feet. ii. Minimum lot size is 4,875 -square feet (.25 X 6500) Hi. Minimum frontage requirement is 50 -feet iv. Maximum Block length is 1,000 -feet. The applicant will require a variance for this requirement, however, a park site is provided to break the block length to less than 1,000 -feet. 2. The applicant is providing single-family homes with two car garages and 20 -foot front setbacks. The additional parking space requirement is not necessary per statement No. 4. 3. The applicant understands (see No. 2 above) 4. No maintenance building is proposed with the single-family development. The applicant intends to contract with a landscape company for maintenance of common areas and landscaping. Therefore, this requirement should be deleted and/or is not applicable. 5. Per City Ordinance 12-6-6: Bonus Densities are allowed provided: (1) Provision for private, common open space in a PD shall be considered cause for density increases not to exceed twenty five percent (25%)." The applicant is providing a 1.09 -acre pocket park centrally located within the development, which under the provision of the City Ordinance allows this site a density bonus. Play equipment will be installed in the park. The roads around the park have been single loaded for easy access to the park area and enhanced visibility, which provides for safety and aesthetics. The applicant is proposing open space in excess of 9,000 - square (not including the park). The entire site is 10.19 -acres. An R-4 zone will allow 4 - dwelling units per acre. An R-8 will allow for 8 -dwelling units per acre. With the size of the site, the applicant would be allowed 40 -dwelling units (80 with an R-8 zone) without a density bonus (10 -acres X 4 -dwelling units). With a density bonus of 25 -percent the applicant would be allowed 50 -lots (.25 X 40 = 10, 10 + 40 = 50 -lots or 100 with an R-8 zone) under the City Ordinance (12-6-6). The applicant is only requesting 48 -lots which is a 17 -percent density bonus for an R-4 zone. 6. The applicant will comply. 7. The applicant will comply. Recommendation for Annexation and Rezone (AZ -00-016): 1. Internal irrigation and drainage ditches will be piped or rerouted by a prior phase of this development. The Rutledge Drain adjoining the west boundary of the Dakota Ridge Subdivision will be piped. The section of the adjoining north property will also be piped by a previous phase of the Wilkins Ranch Development. 2. A septic system and two wells presently exist on the property. The septic system and residential wells will be removed per City Ordinance 3. The applicant will comply. 4. The applicant understands. 5. The applicant will comply with relocating the mobile home once a single-family dwelling is construct to replace the function of the mobile home. There is an existing single family dwelling on the site that will remain on proposed Lot 6, Block 1. The applicant will be remodeling the building and access to the building will be provided off Niemann Street and no longer off Ustick Road. The building will require a variance of the required 15 -foot setback requirement (by approximately 2 -feet). The variance is required due to a 25 -foot landscape ..§. fill /! K § j!| ��■ | |;,ice.;I� q/�■�§|�§�� �| a2 k NA, \| ■ ` �i�| `�� �| ' �� � �I�� ■$��ii �i 34's "0010S 341-1- Sent By: City OT Meridian; MAYOR Robert D: Corrie CITY COUNCIL MEMBERS Ron Anderson Kcith Bird Tammy dtWeerd Chcric McCandless MEMORANDUM: I-", 2088885854; HUB OF TREASURE VALLEY Jul -14-00 4:OOPM; A GwA Place u) Live CITY OF MERIDIAN 33 EAST IDAHO MERIDIAN, IDAHO 83642 (208) 845-4433 • Fax (208) 557-4511 City Clerk Office Fax (208) 888-4218 To: Planning & Zoning Commission/Mayor & City Council From: Bruce Freckleton, Assistant to City Engineer Shari Stiles, P&Z Administrator Page 1/6 LF(;AI, I)HPAIUMENT (20S) 2S8-7499 -fax 288-2501 PUBLIC WORKS BUILDING DEPARTMENT (208) 887-2211 • Fax 8147-1297 PLANNING AND ZONING DEPARTMENT (208) 884-5533 • Fax 888-6854 July 14, 2000 Re: Request for Annexation and Zoning of 10.19 Acres to R-4 and Preliminary Plat with a Conditional Use Permit for a 48 -Lot Planned Single-family Development by Steiner Development, I,LC We hive reviewed this submittal and offer the following comments, as conditions of the applidant. These conditions shall be considered in full, unless expressly modified or deleted by motion of the Meridian City Council: LOCATION The parcel is located one-half mile west of 'len Mile Road on Ustick Road. SLJ 0_UNDiNG PROPERTIES This parcel is bordered on the east by Dakota Ridge Subdivision (R-4 subdivision) and a future elementary school site. Plat approval has been received for the property on the south and west for Wilkins Ranch Subdivision, an R-4 development with minimum lot sizes of 8,000 square feet. )forth of Ustick Road from this property is unincorporated property Zoned RT. QENERAL REQUIREMENTS 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 should be shown on the site plans. Plans will need to be approved by the appropriate irrigation/drainage district, or lateral usrs 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. AZ -0"1@. < OV40.OW. FP -Mole. Wdi in6ltW�d�Vdla�r.p/ PP ('I11'.dw JUL 14 '00 15:55 2088886854 PAGE.01 sent 8y: City o7 meridian; 2088886854; Jul -14-00 4:00PM; Page 2/6 Plannijag & Zoning Comm...ion/Mayor & City Council July 14, 2000 page 2. Any existing domestic wells and/or septic systems within this project will have to 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 - 4. Five -foot -wide sidewalks and pedestrian walkways shall be provided in accordance with City Ordinance Section 12-5-2.K. 5. If possible, respond in writing to the each of the comments contained in this memorandum, by noon on Tuesday, July 18, 2000. Submit ten copies of the revised preliminary plat map to the City Clerk's office prior to the public hearing at the City Council. A�IYN�XATION AND ZOND.VG GENERAL COMM>NTS 1. The legal description is correct and places the parcel contiguous to existing city limits. 2. The requested zoning of R-4 is compatible with adjacent properties within the City. ANNIXATIQN SITE SPECIFIC REQUIREMENTS 1. Chapter 6 of Title 12, Meridian City Ordinance, sets forth the requirements for Planned Developments. 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. 2. 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 R4 zone, and a condition should be placed on the applicant that the mobile building be removed prior to passage of an annexation ordinance. 3. 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 should 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. 4. A Development Agreement will be required as a condition of annexation. PREIJM NARY PLAT CONIIvf.ENTS 1. ? Obtain a letter from the Ada County Street Name Committee, approving the subdivision and street names. Make any corrections necessary to conform. AL060I6jCUr�xi040, PP-0O.OIti JUL 14 100 15:55 Wi1k"@mhV41U r.AZPI'.CUrdoc 2088886854 PAGE.02 Sent By: City ort Meridian; 2088886854; Jul -14-00 4:01PM; Page 3/6 Plannipg & Gong Commi,,sion/Mayor & City Council July 14, 2000 Page 3 2. Coordinate fire hydrant placement with the City of Meridian Public Works Department. 3. Sanitary sewer and water service to this site shall be via extensions from mains proposed to bo installed in the adjacent phases of Wilkins Ranch Subdivision. Applicant will be responsible to construct the sewer and water mains to and through this proposed development. Subdivision designer to coordinate main sizing and routing with the Public Works Department. Sewer manholes are to be provided to keep the sewer lines on the i south and west sides of the centerline. ti 4. 'i The developer shall be responsible for the payment of sewer and water assessment fees, as well as the actual physical connection of the existing home that is located within the boundaries of this subdivision. 5. `. Two -hundred -fifty- and 100 -watt, high-pressure sodium streetlights will be required at locations designated by the Public Works Department. All streetlights shall be installed at subdivider's expense. Typical locations are at street intersections and/or fire hydrants. 6. Underground pressurized irrigation must be provided to all landscape areas on site. Due i to the landscape area, primary water supply connection to the City's mains will not be allowed. Applicant shall be required to utilize any existing surface or well water for the a primmy source. If City water is proposed as a socondary source, developer shall be responsible to pay water assessments for the entire common open area. 7. i 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 i. of the final plat- The'plan must include sizes and species of trees, shrubs, berming/swale details, and all proposed ground cover/treatment. No fencing will be permitted within the landscape buffers. A letter of credit or cash surety in the amount of 110% will be required for all fencing, landscaping, pressurised irrigation, sanitary sewer, water, etc., prior to signature on the final plat. Perimeter fencing shall be installed prior to obtaining building permits. 8. Applicant has not indicated whether the pressurized irrigation system within this development is to be owned and maintained by an association or the Nampa & Meridian Irrigation District. If the system is being proposed as a private system, 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. if City water is proposed as f s JUL 14 100 15:56 Wi1k4UR..1hV 11ftC af..MCUPduc 2088886854 PAGE.03 Sent By: City o7 Merioian; 2088886854; JU1-14-00 4:01PNI; Page 415 Planning &"Zoning Comm..iioWMayor & City Council July 10, 2000 Page 4 ase condary source, developer shall be responsible to pay water assessments for the entire common open area. 9. The soils investigation report submitted with the application indicates that groundwater x was encountered at some fairly shallow depths within the project site. Design engineer to r provide a statement of compliance, prior to the approval of development plans, that certifies that the centerline finish grade of the streets, public or private, is at least three ?. feet above the established normal ground water elevation. This is an effort to ensure that the building footings are at least one foot above the high groundwater. 10. Submit compaction test results to the Meridian Building Department for all lots receiving fill material. 11. Submit ten copies of the revised preliminary plat prior to public hearing at City Council. CONDITIONAL U5F COMMENTS 1. As part of a conditional use permit, the City of Meridian may impose additional restrictions/conditions. 2. Variances to the Ordinance that would be required if this development is approved as proposed would include the following: R_4-tacardprow Minimum house size 1,400 s.f. 1,300 s.f- {?) Minimum lot size 8,000 s.f. 5,252 s.f Minimum. frontage 80 feet 52 feet Maximum block length 1,000 feet 1,800+ feet 3. Storage areas shall be provided for the anticipated needs of boats, campers and trailers per Ordinance Section 12-6-8 unless the City Council approves otherwise. 4. Because this development is proposed to be single-family homes with two -car garages and 20 -foot setbacks, the additional parking space requirement is not necessary. 5. 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 per Ordinance Section 12-6-8.A.3. 6. i Both the Comprehensive Plan (Housing chapter, pg. 68, para. 1.18) and the Subdivision Ordinance (12-6-6) require that variations pertaining to PD's shall not exceed 25% of the existing requirements. The developer is responsible for documentation of any bonus density. With the information provided, it is difficult to determine if the 25% maximum change is exceeded. Staff requests that the Applicant provide further detail, specifically showing that bonus densities are in compliance with the above-cited ordinance and that AZ-MO14CLV-00-MM-00-016 JUL 14 '00 15:56 W&n&P&mh Villege.AZP1'.CUP.doc 2088886854 PAGE.04 sent By: City of Meridian; 2088886854; Jul -14-00 4:02PM; Page 5/6 Planning &'Zoning Comrn asion/Mayor & City Council July 14, 2000 Page 75% comply with the existing R-4 standards. The applicant has indicated that 1.09 acres of common area is being provided. 7. No signage details were submitted (design or location). Staff recommends monument - type signage along Ustick Road. Detailed signage plans will be subject to design review and separate permits. 8. Ordinance 12-6-7.D requires that all planned developments provide underground utilities throughout the entire project site. Although the conditional use permit application states that they are requesting a bonus density of 17%, does not agree with the methodology used to arrive at the 17% bonus density. Staff recogx hes that City Ordinance as relates to planned developments is in need of revision, as it has been Subjected to various inteexpretations. it appears the only criteria used for calculating the bonus density was to take the total acreage of the parcel, multiplying by 4 for the maximum lots allowicl in an R-4 zone, and multiplying that result by 117%. The minirnum residential house size i printed as 1,400 square feet on the plat, but crossed out to show 1,300 square feet, and the plat ap' plication itself indicates a minimum square footage of 1,100 square feet. A 25% reduction in the; house size required in an R-4 zone would be 1,050 square feet. Staff recommends that 25%cif the lots, or 12 homes, may be less than the 1,400 square feet required in the R-4 zone, but no legis than 1,300 square feet. The adjacent Dakota Ridge Subdivision has a minimum house size of 1,500 square feet. The minimum square footage of lots shown on the application is 5,252 squat* feet; Even in an R-8 none, the minimum lot size would be 6,500 square feet. A 25% reduction of the 8,000 -square -foot lot size required in the R-4 zone would yield 6,000-squure- foot lits. The City has retained a consultant to assist in revising the planned development sections of the Ordinance and would appreciate any input from the Planning and Zoning Coma ►ission on the subject. CQBVREHENSIVE PLAIy ' ICIES The 1;993 Comprehensive Plan contains a variety of goals and policies that are relevant to this applictation Staff has selected the following sections that most directly apply to the proposed proje4t: The subject property is located in an area designated as S' o-famiJy &sidential in the Meridian Comprehensive Plan. It is within the Meridian Urban Service Planning Area_ Econ6mic p-evelopment Chapter Policies 3.1U, 3.2U Irarad',UChapter Policies 2.1 U, 2.2U, 2.3U, 6.3.c •,' wac�x,,anv,►e�.,zPr.cueaoc nz4)0-010} Cup-modA PP -M -01e i JUL 14 '00 15:56 2086866854 PAGE.05 Sent By: city oT Meridian; 2088886854; C Planning & Zoning Comm .koNMayor & City Council July 14, 2000 Page �T url Resources ani Hazardous Axe:as Chapter Policies 1.1U, 2.1U, 2 -SU, 3.1U, 4.1U Policiers 1.6U, 1.9tJ Policits 3.1, 5.3 1�o'�wCh�wter Policiis 1.3, 1.4, 1.7, 1.12, 1.,13U, 1.18 Comiri�tgDesign Chapter Policig 1.8, 5.2U AZ-w4i� CIM404rgPP-OM16 JUL 14 '00 15:57 JU1-14-00 4:02PM; Page 6/6 WAk=WAwhVI4c A7.PP cim.e« 2088886854 PAGE.06 July 13, 2000 MERIDIAN PLANNING & ZONING MEETING July 19, 2000 APPLICANT Steiner Development, LLC ITEM NO. REQUEST 10.19 acres from RT to R-4 for proposed PUD -Wilkins Ranch - South of Ustick, East of Black Cat 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: CENTRAL DISTRICT HEALTH: NAMPA MERIDIAN IRRIGATION: SETTLERS IRRIGATION: IDAHO POWER: US WEST: INTERMOUNTAIN GAS: BUREAU OF RECLAMATION: COMMENTS ,�� C.01tnfv Q "Is see comments see comments see comments S-.P-kcpfilez see comments {�e COYr�/^2nd. OTHER: See attached comments from Sewer Dept. �v Contacted: }tP.h�� a° ��1� `F Date: -11(1 100 Phone: � ;)O—ju Materials presented at public meetings shall become property of the City of Meridian. La-3:5bd bbL0b888aZ MAYOR Robert D. Corrie CITY COUNCIL MEMBERS Ron Anderson Keith Bird Tammy &Weerd Cherie McCandless HUB OF TREASURE VALLEY A Good Place to Live CITE' OF MERIDIAN 33 EAST IDAHO MERIDIAN, IDAHO 83642 (208) SSS -4433 • Fax (208) 337.4313 City Clerk Otiice Fax (203) 333-4213 9Z:TT 00, TF Nnr LEGAL DEPAR'T'MENT (208) 288-2499 - Fax 288-2501 PUBLIC WORKS BUILDING DEPARTMENT (205) SS7-2211 • Fax 887.1297 PLANNING AND ZONING DEPARTMENT (203) 884-5533 . Fax 838-0854 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: July 7, 2000 TRANSMITTAL DATE: June 20, 2000 HEARING DATE: July 19, 2000 FILE NUMBER: PP -00-015 REQUEST: 10.19 acres from RT to 12-4 for proposed PUD -Wilkins Ranch BY: Steiner Development, LLC LOCATION OF PROPERTY OR PROJECT: South of Ustick and east of Black Cat - SALLY NORTON BILL NARY, P/Z THOMAS BARBEIRO, P/Z _RICHARD HATCHER, P/Z _KEITH BORUP, P/Z _ROBERT CORRIE, MAYOR _RON ANDERSON, C/C CHERIE McCANDLESS, C/C _KEITH BIRD, C/C 2,,TMMY de VATER WEERD, C/C DEPARTMENT SEWER OEPARTMENT _SANITARY SERVICE _BUILDING DEPARTMENT _FIRE DEPARTMENT _POLICE DEPARTMENT _CITY ATTORNEY _CITY ENGINEER _CITY PLANNER MERIDIAN SCHOOL DISTRICT MERIDIAN POST OFFICE(PRELIM & FINAL PLAT) ADA COUNTY HIGHWAY DISTRICT COMMUNITY 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) YOUR CONCISE REMARKS: �F. J U N 2 1 2000 P&/J_0d bbLOb8880Z=a r M'7T WM-3 T L'W.. ...",- 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: July 7, 2000 TRANSMITTAL DATE: June 20, 2000 HEARING DATE: July 19, 2000 FILE NUMBER: PP -00-015 REQUEST: 10.19 acres from RT to R-4 for proposed PUD -Wilkins Ranch BY: Steiner Development, LLC LOCATION OF PROPERTY OR PROJECT: South of Ustick and east of Black Cat - SALLY NORTON BILL NARY, P/Z THOMAS BARBEIRO, P/Z _RICHARD HATCHER, P/Z _KEITH BORUP, P/Z _ROBERT CORRIE, MAYOR RON ANDERSON, C/C CHERIE McCANDLESS, C/C _KEITH BIRD, C/C _TAMMY de WEERD, C/C _WATER DEPARTMENT _SEWER DEPARTMENT _SANITARY SERVICE BUILDING DEPARTMENT XIRE DEPARTMENT _POLICE DEPARTMENT _CITY ATTORNEY _CITY ENGINEER CITY PLANNER MERIDIAN SCHOOL DISTRICT MERIDIAN POST OFFICE(PRELIM & FINAL PLAT) ADA COUNTY HIGHWAY DISTRICT COMMUNITY 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) JUN 2 1 2000 11111 4. i "., ,_.:..'i HUB OF TREASURE VALLEY MAYOR .-� _ Robert D. Corrie A Good Place to Live LEGAL DEPARTMENT CITY OF MERIDIAN (208) 288-2499 •Fax 288-2501 CITY COUNCIL MEMBERS PUBLIC WORKS Ron Anderson 33 EAST IDAHO BUILDING DEPARTMENT Keith Bird MERIDIAN, IDAHO 83642 (208) 887-2211 - Fax 887-1297 Tammy deWeerd (208) 888-4433 - Fax (208) 887-4813 PLANNING AND ZONING Cherie McCandless City Clerk Office Fax (208) 888-4218 DEPARTMENT (208) 884-5533 - Fax 888-6854 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: July 7, 2000 TRANSMITTAL DATE: June 20, 2000 HEARING DATE: July 19, 2000 FILE NUMBER: PP -00-015 REQUEST: 10.19 acres from RT to R-4 for proposed PUD -Wilkins Ranch BY: Steiner Development, LLC LOCATION OF PROPERTY OR PROJECT: South of Ustick and east of Black Cat - SALLY NORTON BILL NARY, P/Z THOMAS BARBEIRO, P/Z _RICHARD HATCHER, P/Z _KEITH BORUP, P/Z _ROBERT CORRIE, MAYOR RON ANDERSON, C/C CHERIE McCANDLESS, C/C _KEITH BIRD, C/C _TAMMY de WEERD, C/C _WATER DEPARTMENT _SEWER DEPARTMENT _SANITARY SERVICE BUILDING DEPARTMENT XIRE DEPARTMENT _POLICE DEPARTMENT _CITY ATTORNEY _CITY ENGINEER CITY PLANNER MERIDIAN SCHOOL DISTRICT MERIDIAN POST OFFICE(PRELIM & FINAL PLAT) ADA COUNTY HIGHWAY DISTRICT COMMUNITY 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) JUN 2 1 2000 11111 4. i "., ,_.:..'i 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: July 7, 2000 TRANSMITTAL DATE: June 20, 2000 HEARING DATE: July 19, 2000 FILE NUMBER: PP -00-015 REQUEST: 10.19 acres from RT to R-4 for proposed PUD -Wilkins Ranch BY: Steiner Development, LLC LOCATION OF PROPERTY OR PROJECT: South of Ustick and east of Black Cat - SALLY NORTON BILL NARY, P/Z THOMAS BARBEIRO, P/Z _RICHARD HATCHER, P/Z _KEITH BORUP, P/Z _ROBERT CORRIE, MAYOR RON ANDERSON, C/C CHERIE McCANDLESS, C/C _KEITH BIRD, C/C _TAMMY de WEERD, C/C _WATER DEPARTMENT _SEWER DEPARTMENT _SANITARY SERVICE UILDING DEPARTMENT _FIRE DEPARTMENT _POLICE DEPARTMENT _CITY ATTORNEY _CITY ENGINEER CITY PLANNER MERIDIAN SCHOOL DISTRICT MERIDIAN POST OFFICE(PRELIM & FINAL PLAT) ADA COUNTY HIGHWAY DISTRICT COMMUNITY 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) YOUR CONCISE REMARKS: Z 0 Q O h b ✓-vim- is "��— HUB OF TREASURE VALLEY MAYOR �� A Good Place to Live LEGAL DEPARTMENT Robert D. Corrie (208) 288-2499 - Fax 288-2501 CITY OF MERIDIAN CITY COUNCIL MEMBERS PUBLIC WORKS Ron Anderson 33 EAST IDAHO BUILDING DEPARTMENT (208) 887-2211 • Fax 887-1297 Keith Bird MERIDIAN, IDAHO 83642 Tammy deWeerd (208) 888-4433 - Fax (208) 887-4813 PLANNING AND ZONING Cherie McCandless City Clerk Office Fax (208) 888-4218 DEPARTMENT (208) 884-5533 • Fax 888-6854 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: July 7, 2000 TRANSMITTAL DATE: June 20, 2000 HEARING DATE: July 19, 2000 FILE NUMBER: PP -00-015 REQUEST: 10.19 acres from RT to R-4 for proposed PUD -Wilkins Ranch BY: Steiner Development, LLC LOCATION OF PROPERTY OR PROJECT: South of Ustick and east of Black Cat - SALLY NORTON BILL NARY, P/Z THOMAS BARBEIRO, P/Z _RICHARD HATCHER, P/Z _KEITH BORUP, P/Z _ROBERT CORRIE, MAYOR RON ANDERSON, C/C CHERIE McCANDLESS, C/C _KEITH BIRD, C/C _TAMMY de WEERD, C/C _WATER DEPARTMENT _SEWER DEPARTMENT _SANITARY SERVICE UILDING DEPARTMENT _FIRE DEPARTMENT _POLICE DEPARTMENT _CITY ATTORNEY _CITY ENGINEER CITY PLANNER MERIDIAN SCHOOL DISTRICT MERIDIAN POST OFFICE(PRELIM & FINAL PLAT) ADA COUNTY HIGHWAY DISTRICT COMMUNITY 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) YOUR CONCISE REMARKS: Z 0 Q O h b ✓-vim- is "��— j HUB OF TREASURE VALLEY _ LEGAL DEPARTMENT NI Robert 0 C ie A Good Place to Live OF MERIDIAN (208) 288-2499 - Fax 288-'-501 PUBLIC WORKS CITY COUN IL MBERS CITY 33 EAST IDAHO BUILDING DEPARTMENT (208) 887-2211 - Fax 887-1'_97 Ron Kc oder n Bi MERIDIAN, IDAHO 83642 (208) 888-4433 - Fax (208) 887-4813 PLANNING AND ZONING DEPARTMENT Tamm de erd City Clerk Office Fax (208) 888-4218 (708) 884.5533 - Fax 888-6854 Cherie N andless TRANSMITTAL TO AGENCIES FOR COMMENTS OND ELOPMENT 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 July 7 2000 to Meridian City Hall, Attn: Will Berg, City Clerk by: TRANSMITTAL DATE: June 20 2000 HEARING DATE: July 19 2000 mi 1= NUMBER: PP -00-015 REQUEST: 10 R-4 for proposed PUD -Wilkins Ranch BY: Steiner Development, LLC LOCATION OF PROPERTY OR PROJECT: South of Ustick and east of Black Cat - SALLY NORTON BILL NARY, P/Z THOMAS BARBEIRO, P/Z _RICHARD HATCHER, P/Z _KEITH BORUP, P/Z _ROBERT CORRIE, MAYOR RON ANDERSON, C/C CHERIE McCANDLESS, C/C KEITH BIRD, C/C AMMY de W EERD, C/C WATER DEPARTMENT _SEWER DEPARTMENT _SANITARY SERVICE _BUILDING DEPARTMENT _FIRE DEPARTMENT _POLICE DEPARTMENT _CITY ATTORNEY _CITY ENGINEER CITY PLANNER MERIDIAN SCHOOL DISTRICT MERIDIAN POST OFFICE(PRELIM & FINAL PLAT) ADA COUNTY HIGHWAY DISTRICT COMMUNITY 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) YOUR CONCISE REMARKS: V2 RECIS1 VED JUN 2 0 2000 p,C ..jV-r--t- J MeridianU N 2 2 2000 Water S Cit�Rt uPerinte CITY OF A��h,..� ZIC ADA COUNTY HIGHWAY DISTRICT - Planning and Development Division Development Application Report Preliminary Plat — Wilkins Ranch Village/ 48 -lot subdivision MAZ-00-016/MCUP-00-040/MPP-00-015 Wilkins Ranch Village is a 48 -lot residential subdivision on 10.19 -acres. The applicant is also requesting annexation and rezone from RT to R-4 within the City of Meridian, and a conditional use permit to allow for a planned unit development. The site is located on the south side of Ustick Road, approximately 1/3 -mile east of Black Cat Road. This development is estimated to generate 470 additional (10 existing) vehicle trips per day based on the Institute of Transportation Engineers Trip Generation manual. Roads impacted by this development: Ustick Road Black Cat Road ACHD Commission Date — July 19, 2000 - 12:00 p.m. Wilkins Ranch Village.cnim Page 1 fio RT RT RT RT k O RT ►, . , ♦1 ♦.� ■ .t W� �� �u�. TeolNEW VANESti ■ ■■ ■ iii . �� ��� �I� •11 �j �■ ■■ WE �■■moi ��, •..,� ► .� �.. ■ -i�I ■.� /►��%������- ��•••• �� �i j��� �j■i ice♦ ■ �J l■!!■ ■ �Ir�� 1111��% iIIIIIIIi i� • EWBlp- Bonn MEMO HE i■■ ■■■■ ■ ■ �I ►, . , ♦1 ♦.� ■ .t W� �� �u�. 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General Information ,ak Owner — Louis Steiner Applicant — Briggs Engineering RT - Existing zoning R-4 - Requested zoning 10.19 -Acres 48 - Proposed building lots 1,780 - Total lineal feet of proposed public streets 260 - Traffic Analysis Zone (TAZ) West Ada - Impact Fee Service Area Meridian - Impact Fee Assessment District Ustick Road Minor arterial with bike lane Traffic count of 1,806 on 8-31-99 (e/o Black Cat Road) 650 -feet of frontage 50 -feet existing right-of-way (25 -feet from centerline) 96 -feet required right-of-way (48 -feet from centerline) Ustick Road is improved with 25 -feet of pavement with no curb, gutter or sidewalk abutting the site. B. On June 26, 2000, the District Planning and Development staff inspected this site and evaluated the transportation system in the vicinity. On June 30, 2000, the staff met as the District's Technical Review Committee and reviewed the impacts of this proposed development on the District's transportation system. The results of that analysis constitute the following Facts and Findings and recommended Site Specific Requirements. C. Utility street cuts in pavement less than five years old are not allowed unless approved in writing by the District. Contact Construction Services at 387-6280 (with file numbers) for details. D. Wilkins Way, the main entrance to this subdivision, was previously approved as part of the Wilkins Ranch Subdivision, with two 21 -foot street sections with curb, gutter and 5 -foot wide sidewalk separated by a center median and located at the west property line of the current application site. E. The applicant should be required to construct a 5 -foot wide concrete sidewalk on Ustick 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. F. The applicant is proposing to construct a knuckle on the north and south end of Sagefire Avenue. No traffic islands will be required in the knuckle. Wilkins Ranch Village.cmm Page 2 G. Any proposed landscape islands/medians within the public right -of --way dedicated by this plat should be owned and maintained by a homeowners association. Notes of this should be required on the final plat. H. The applicant is proposing to 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. I. The applicant should be required to construct a center turn lane on Ustick Road for the Wilkins Way/Ustick Road intersection. The turn lane should be constructed to provide a minimum of 100 -feet of storage with shadow tapers for both the approach and departure directions. rpm Coordinate the design of the turn lane with District staff. r OMM J. The existing transportation system will be adequate to accommodate the additional traffic generated by this proposed development with the requirements outlined within this report. The following Site Specific Requirements and Standard Requirements must be met or provided for prior to ACHD approval of the final plat: Site Specific Requirements: 1. Dedicate 48 -feet of right-of-way from the centerline of Ustick 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 will 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 ACHD Ordinance #193. 2. Construct a 5 -foot wide concrete sidewalk on Ustick Road abutting the entire parcel, located 2 - feet within the new right-of-way line. Coordinate the location and elevation of the sidewalk 000 LT with District staff. a� 3. Construct a center turn lane on Ustick Road for the Wilkins Way/Ustick Road intersection. The 1.00 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. 4. 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. 5. The proposed knuckles located at the north and south end of Sagefire Avenue are approved with this application. No traffic islands are required in the knuckles. 6. 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 should be required on the final plat. Wilkins Ranch Village.cmm Page 3 7. Direct lot or parcel access to Ustick Road or Wilkins Way is prohibited. Lot access restrictions, as required with this application, shall be stated on the final plat. Standard Requirements: 1. or waiver of any requirement or policy outline A request for modification, variance d herein shall be made in writing to the ACHD Planning and Development Supervisor. The r�estatior snarl specimaux iuciiLll of whysuch a requirement would result in a substantial hardshi or inequity. T e wnt en request shall be submitted to the District no later than 9:00 a.m. on the day scheduled for ACHD Commission action. Those items shall be rescheduled for discussion with the Commission on the next available meeting agenda. Requests submitted to the District after 9:00 a.m. on the day scheduled for Commission action maw ew, do not provide sufficient time for District staff to remove the item from the consent agenda and report to the Commission regarding the requested modification, variance or waiver. Those items will be acted on by the Commission unless removed from the agenda by the Commission. 2. 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 rro*T specifically identifyeach requirement to be reconsidered and include written documentation of data that was not available to the Commission at the time of its ori inal _decision.The request for reconsideration will be heard by the District Commission at the next regular meeting of the ^1066*. Commission. If the Commission agrees to reconsider the action, the applicant will be notified of the date and time of the Commission meeting at which the reconsideration will be heard. 3. 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. ccordance with the Ada County Highway District 4. All design and construction shall be in a 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. 5. The applicant shall submit revised plans for staff approval, prior to issuance of building permit (or other required permits), which incorporates any required design changes. 6. 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. 7. It is the responsibility of the applicant 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. The applicant shall be required to call DIGLINE (1-800-342-1585) at least two full business days prior to breaking ground within ACHD right-of-way. The applicant shall contact Wilkins Ranch Village.cmm Page 4 r.� ACHD Traffic Operations 387-6190 in the event any ACHD conduits (spare or filled) are compromised during any phase of construction. 8. 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 1The buprdenntative and an authorized shall be upon the appl ant to representative of the Ada County Highway District. obtain written confirmation of any change from the Ada County Highway District. 9. 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. Conclusion of Law: ACHD requirements are intended to assure that the proposed use/development will not place an undue burden on the existing vehicular and pedestrian transportation system within the vicinity impacted by the proposed development. Should you have any questions or comments, please contact the Planning and Development Division at 387-6170. Submitted by- Commission Action: Planning and Development Staff Wilkins Ranch Village.cmm Page 5 CH WILKIN OWNERS W T GN 300' PROPERTY JOHNSON C FRAME CO TRUSTEES JOHNSON C F & J 4010 W USTICK RD MERIDIAN ID 83642-5483 W USTICK RD WILKINS JOHN A ET UX 3764 W USTICK RD MERIDIAN ID 83642-5431 W USTICK RD STEINER LOUIS J STEINER DEVELOPMENT LC 554 E BELL VUE RD STE B ATWATER CA 95301-2300 W USTICK RD 4085 W USTICK RD 3935 W NIEMANN DR DAKOTA RIDGE HOMEOWNERS ASSOC PO BOX 44739 BOISE ID 83704-0000 W USTICK RD N NAOMI AVE LAIN MARTIN PAUL LAIN JANET B 3954 W NIEMANN DR MERIDIAN ID 83642-0000 BUZZELL KYLE F BUZZELL STEFFANIE A 3932 W NIEMANN DR MERIDIAN ID 83642-0000 KOLNES MARK S SCHAFFER TODD R 1332 NEW YORK ST MIDDLETON ID 83644-0000 3910 W NIEMANN DR GRIFFIN DAVID D GRIFFIN DIANE H 134 E PINE MERIDIAN NNEMANN DR 00 3957 V GRANDVIEW HOMES LLC 4085 W USTICK MERIDIAN NEMANN D 8364 DR 00 3911 W GLENN JOHNSON HOMES GROVE RD INC 2424 S MAPLE BOISE ID 83709-0000 3893 W NIEMANN DR JOINT SCHOOL DIST #2 911 N MERIDIAN RD MERIDIAN ID 83642-0000 W USTICK RD