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
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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
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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
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AND RESTRICTIONS, Page 3
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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.
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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 $
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AND RESTRICTIONS, Page 5
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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
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AND RESTRICTIONS, Page 6
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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;
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AND RESTRICTIONS, Page 7
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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
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AND RESTRICTIONS, Page 8
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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.
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AND RESTRICTIONS, Page 9
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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
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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.
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AND RESTRICTIONS, Page 11
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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
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AND RESTRICTIONS, Page 12
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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.
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AND RESTRICTIONS, Page 13
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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.
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AND RESTRICTIONS, Page 14
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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
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io
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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
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WILKINS RANCH VILLAGE SUBDIVISION
NW 1/4 SECTION 3, T.3N., R.1W., B.M.
ADA COUNTY, IDAHO
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WILKINS RANCH VILLAGE SUBDIVISION
NW 1/4 SECTION 3, T.3N., R.1W., B.M.
ADA COUNTY, IDAHO
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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
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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
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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,�
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�! 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
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❑ ENCLOSED
❑ UNDER SEPARATE COVER VIA
❑ FEDERAL EXPRESS
❑ COURIER
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❑ RESUBMIT Copy S FOR APPROVAL
❑ 57/BMIT CA°IES FAR as7RIBUIION
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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
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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 $objected to various interpretations. It appears the only criteria used for calculating the
bonus density was to take the total acreage of the parcel, multiplying by 4 for the maximum lots
allowid in an R-4 zone, and multiplying that result by 117%. The minimum residential house
size i� printed as 1,400 square feet on the plat, but crossed our to show 1,300 square feet, and the
plat application itself indicates a minimum square footage of 1,100 square feet A 25% reduction
in the; house size required in an R-4 zone would be 1,050 square feet. Staff recommends that
25% of the lots, or 12 homes, may be less than the 1,400 square feet required in the R-4 zone, but
no less than 1,300 square feet. '1 he adjacent Dakota Ridge Subdivision has a minimum house
size of 1,500 square feet. The minimum square footage of lots shown on the application is 5,252
squan feet. Even in an R-8 zone, the minimum lot size would be 6,500 square feet. A 25%
redu bion of the 8,000 -square -foot lot size required in the R-4 zone would yield 6,000 -square -
foot lt>ts. The City has retained a consultant to assist in revising the planned development
secti4s of the Ordinance and would appreciate any input from the Planning and Zoning
Comz# Widn on the subject.
The 093 Comprehensive Plan contains a variety of goals and policies that are relevant to this
appliciation, Staff has selected the following sections that most directly apply to the proposed
project:
The subject property is located in an area designated as Singlo`fan& Residential in the Meridian
Comy rehensive Plan. It is within the Meridian Urban Service Planning Area_
Econdmic Development Chanter
Polic's 3.1U, 3.2U
LAW ;Use Chapter
Policies 2.1U, 2.2U, 2.3U, 6.3.c
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JUL 14 '00 15:56 2ceese6854 PAGE.05
t
Planning & Zoning C mission/Mayor & City Council
July 14, 2040
Page �
Natural Resources and -Hazardous Areas Chapter
Polici$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?
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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
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WILKINS RANCH VILLAGE SUBDIVISION
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NW 1/4 SECTION 3, T.3N., RAW., B.M.
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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
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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
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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
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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
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2088886854 PAGE.04
JU
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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
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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
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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
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Tomorrow's
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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
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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
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Vo 13, 14-1 f
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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
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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
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WILKINS RANCH VILLAGE SUBDIVISION
NW 1/4 SECTION 3, T.3N., RAW., B.M.
ADA COUNTY, IDAHO
,^-1
=T Facts and Findings:
A. 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