Minutes - 2024 - Planning & Zoning Commission - 06/03/2024 - RegularPLANNING AND ZONING COMMISSION MEETING
MINUTES
The Planning and Zoning Commission met in regular session on June 3, 2024.
1. CALL TO ORDER: Chairman Guerber calls the meeting to order at 6:00.
2. ROLL CALL: GUERBER, MCCAULEY, MCLAUGHLIN, SMITH. Absent:
WRIGHT
3. CONSENT AGENDA: ALL CONSENT AGENDA ITEMS ARE CONSIDERED ACTION
ITEMS. Consent Agenda items are considered to be routine and are acted on with one
motion. There will be no separate discussion on these items unless the Chairman, a
Commissioner, member of City Staff, or a citizen requests an item to be removed from the
Consent Agenda for discussion. Items removed from the Consent Agenda will be placed on
the Regular Agenda in a sequence determined by the Rules of Order. Any item on the
Consent Agenda that contains written recommendations from the City of Eagle shall be
adopted as part of the Planning & Zoning Commission's Consent Agenda approval motion
unless specifically stated otherwise.
A. Minutes of May 20, 2024. (ELL)
Mclaughlin moves to correct the May 20, 2024 minutes. Minutes
incorrectly reflects meeting adjourned time as 5:07. This time is not
correct. Meeting adjourned at 6:07.
McLaughlin moves to approve the consent agenda. Seconded by
McCauley.
ALL AYES... MOTION CARRIES.
4. UNFINISHED BUSINESS: None.
5. PUBLIC HEARINGS: ALL PUBLIC HEARING ITEMS ARE CONSIDERED ACTION
ITEMS.
Chairman Guerber motions to move New Business item 6.A to be heard before Public
Hearing item 5.A.
• Public Hearings are legally noticed hearings required by state law. The public may
provide formal testimony regarding the application or issue before the City Council.
This testimony will become part of the hearing record for that application or matter.
• Public hearing testimony time limit: Individuals testifying are allotted three (3)
minutes for non -repetitive testimony.
•
Disclosure of ex parts and/or conflict of interest.
A. A-06-23/RZ-12-23/CU-12-23/PPUD-04-23/PP-08-23 — Annexation, Rezone,
Conditional Use Permit, Preliminary Development Plan and Preliminary Plat for
Wildernest River Subdivision — Toby and Linda Williamson: Toby and Linda
Williamson, represented by Stephanie Hopkins with KM Engineering, LLP, are
requesting an annexation, rezone from RP (Rural Preservation — Ada County
designation) to R-2-DA-P (Residential with a development agreement — PUD)
conditional use permit, preliminary development plan, and preliminary plat approvals
for Wildernest River Subdivision, a 119-lot (108-buildable, 11-common) planned unit
development. The 88-acre site is located at the terminus of South Isla Del Rio Way,
South Lago Way, and South Riparian Way at 850 and 856 East Williamson Lane.
(MJW)
Stephanie Hopkins with KM Engineering provides an overview of the application and
responds to questions from the Board.
Deputy Planning and Zoning Director, Mike Williams provides an overview of the
application and responds to questions from the Board.
Greg O'Bergin, 1847 S. Lagos, Eagle, opposes application due to traffic and
emergency access.
Brent Brocksome, 1142 E. Riversong, Eagle. Riversend HOA, opposes application
due to traffic and emergency access concerns.
Mary Nelson, 752 E. Riverchase Way, Eagle, opposes application due to emergency
access concerns.
Chris Matson, 692 E. Crowne Pointe Drive, would like to know if the proposed
development Wildernest will be using the existing amenities of Island Woods.
Jen Vandermeulen, S. Lago Way, opposes application due to traffic concerns.
Rick Gividen, 1584 S. Aspen River Way, Eagle opposes the additional traffic
Wildernest Subdivision will bring. Mr. Gividen states the additional traffic will affect
the ability to evacuate from his and this subdivision in the event of a disaster.
Gina Dearborn, 1837 S. Riparian Way, Eagle, concerned about the safety getting in
and out of her community should there be some type of disaster.
Cheri Lano, 1763 S. Lago, is concerned about egress and opposes the application.
Jennifer Adams, 1854 S. Lago, is concerned about emergency access and opposed to
the application.
Doug Renner, 1818 S. Lago Way, is concerned with ingress and egress emergency
access and would like larger lot sizes.
Ellen Elders, 1758 S. Aspen River Way, concerned about traffic.
Chuck, 1763 S. Lago Way, concerned about setbacks being much smaller than other
properties in the area.
Kris Stuard, 1812 S. Riparian Way, concerned about the traffic and emergency
vehicles "getting in and out".
John, 1819 S. Lago Way, concerned with how the secondary access road is maintained
and who controls access the this road.
Tom Murray, 1735 S. Riparian Way, concerned about egress and concerned about the
lot sizes and the setbacks.
Bill Zehrbach, 1374 E. Riversend Drive, would like to know who maintains the road.
(Ada County Highway District maintains the roads, per Chairman Guerber).
Nichoel Osmer, 1895 S. Riparian Way, concerned about the traffic impact and the
ingress and egress. Also, concerned about the wildlife in the area.
Ryan Bukoskey, 1795 S. Isla Del Rio Way, concerned about the traffic the new
development will bring. Also, concerned about emergency access.
Robert Michael Herrman, 1874 S. Isla Del Rio Way, concerned about the increased
traffic due to the new development.
George Chen, 1564 E. Crown Point Drive, concerned with how the egress emergency
exit will be maintained.
John Devine, 1626 S. Aspen River Way, would like to play a drone video of the
emergency access road.
Rick Gividen plays and narrates video footage (by drone) of the emergency road route.
Yair Barniv, 1879 S. Riparian Way, suggests an additional access road be built to the
subdivisions.
Stephanie Hopkins, N. Discovery Way, KM Engineering responds to comments, a few
of the topics she addressed are as follows.
• The timing of the building of the subdivision is not yet determined, but roughly
two to five years.
• Property owners do not have builders in mind, but designs will be consistent
with Williamson River Ranch, Riversend and Island Wood.
• The environmental study did not note any eagle or Blad Eagles.
• Stephanie reads the Fired Departments comments regarding the secondary
access.
McCauley makes a motion to approve A-06-23/RZ-12-23/CU-12-23/PPUD-04-
23/PP-08-23 — Annexation, Rezone, Conditional Use Permit, Preliminary
Development Plan and Preliminary Plat for Wildernest River Subdivision — Toby
and Linda Williamson, subject to the verbiage provided to us by staff
recommendation with the standard site conditions with one exception on 3.7.
Seconded by McLaughlin.
Amended motion.
18. The applicant shall provide a revised preliminary plat showing one (1) lot
removed from the end of the Bald Eagle Court to provide a 50-foot-wide
ingress/egress future right-of-way perpetual easement. The revised preliminary
plat shall be provided prior to submittal of a final development plan/final plat
application.
AYES (Guerber, McCauley, McLaughlin), Nay (Smith)...MOTION
CARRIES.
6. NEW BUSINESS:
A. ACTION ITEM: VAC-2024-01 — Vacation to the Final Plat of Lexington Hills
Subdivision No. 2 — William and Marie Zacharda: William and Marie Zacharda are
requesting a partial vacation of the public and private utilities, drainage, and irrigation
facilities easement located within Lot 1, Block 10, Lexington Hills Subdivision No. 2.
The .42-acre site is located at the northwest corner of East Daylesford Court and North
Parkforest Way at 1746 East Daylesford Court. (MJW)
William Zacharda provides an overview of the application and responds to questions
from the Board.
Deputy Planning and Zoning Director, Mike Williams provides an overview of the
application and responds to questions from the Board.
McCauley moves to approve VAC-2024-01 — Vacation to the Final Plat of Lexington
Hills Subdivision No. 2. McLaughlin seconds. ALL AYES... MOTION CARRIES.
7. REPORTS:
A. Commission Reports: None.
B. City Attorney Reports: None.
C. Staff Reports:
8. ADJOURNMENT:
Hearing no further business, the meeting adjourned at 9:07.
SUBMITTED:
CHARLOTTE HUBINGER
CLERK OF THE MEETING
APPROVED:
TRENT WRIGHT,
CHAIRMAN
IDAHO MATERIALS
A CRH COMPANY
February 15, 2024
Eagle Fire Department
1119 E State Street
Suite 240
Eagle, ID 83616
Mr. Scott Buck,
On the 315t of October 2007, Staker & Parson Companies d/b/a Idaho Concrete Company, a Utah corporation signed a
"Road and Access Agreement" with the Williamsons granting an easement to their property through Idaho Concrete
(Idaho Materials & Construction) property for emergency purposes.
Idaho Materials and Construction will continue to cooperate with the Eagle Fire Department by permitting the continued
use of our property as need to access this property and specifically the new Wildernest River project.
If you have any questions, or I can be of further help, please feel free to contact me.
Sincerely,
Todd Berry
Operations Manager
Idaho Materials & Construction
A CRH Company
The Preferred Source
2755 E State Street
Eagle, Idaho 83616
PH 208-466-5001
FAX 208-466-5166
www.idahomaterials.com
SAND 6 ROCK LANDSCAPE PRODUCTS CONCRETE 6 ASPHALT 6 PAVING 6 CONSTRUCTION SERVICES
ADA COUNTY RECORDER J. DAVID NAVARRO AMOUNT 24.00 8
8015E IDAHO 11/13107 0418 PM
RDEPUTY
EC RDEDa1REQUESTson OF III IIII'lll'I1II'lllllllll1lll'll I'll
Trout Jones... 107153434
ROAD AND ACCESS EASEMENT AGREEMENT
This ROAD AND ACCESS EASEMENT AGREEMENT ("Agreement") is made this 3
day of October, 2007, by and between Staker & Parson Companies d/b/a Idaho Concrete Company, a
Utah corporation ("Staker & Parson") and Sylvan and Barbara Williamson, husband and wife
("Williamsons").
RECITALS:
A. Staker & Parson is the owner of that certain real property legally described on the
attached Exhibit A, which is made a part hereof ("Staker & Parson Property"); and
B. The Williamsons are the owners of that certain real property legally described on the
attached Exhibit B, which is made a part hereof ("Williamson Property"); and
C. Staker & Parson wishes to grant to the Williamsons a non-exclusive road and access
easement, on, over, across and through that certain portion of the Staker & Parson Property legally
described on the attached Exhibit C, which is made a part hereof("Williamson Easement Property");
and
D. Attached hereto as Exhibit D, and made a part hereof by this reference, is a map
depicting the approximate location of the Williamson Easement Property and crossing described
herein.
NOW, THEREFORE, for good and valuable consideration, the receipt and sufficiency of
which are hereby acknowledged, the parties hereby agree as follows:
1. STAKER & PARSON GRANT: Subject to all the terms and conditions contained
herein, Staker & Parson hereby grants and conveys to the Williamsons, their successors and assigns,
a non-exclusive easement, on, over, across and through the Staker & Parson Property, the scope and
purpose of which easement is for an access road along the irrigation ditch for access to the irrigation
ditch.
2. IMPROVEMENTS: S taker & Parson and the Williamsons shall have the right, but
not the obligation, to construct, repair and/or replace roadway improvements on the Williamson
Easement Property as long as such improvements do not obstruct or otherwise interfere with Staker
& Parson's or the Williamsons' use of the Williamson Easement Property, and each party shall be
solely responsible for the cost of any improvements undertaken by that party. The parties further
agree that the use of, and/or improvements or maintenance to, the Williamson Easement Property by
either party shall be in compliance with all local, state and federal laws, rules, regulations and
ordinances. Each party agrees to indemnify, defend and hold the other harmless from all losses,
ROAD AND ACCESS EASEMENT AGREEMENT - 1
Page 1 of 8
04125/2024 3:46 PM
costs, claims, and expenses (including, but not limited to, all expenses of investigation and defense
of any such claim or action, including reasonable attorneys' and expert consultants' fees and
expenses) arising out of any use of the Williamson Easement property and/or breach of this
Agreement.
3. BINDING EFFECT: All provisions of this Agreement, including the benefits and
burdens, run with the land and are binding upon and inure to the benefit, obligation and use of the
successors and assigns of the parties hereto.
4. NON-EXCLUSIVE RIGHT: The right to use the Williamson Easement Property is
not exclusive. Staker & Parson, its successors, assigns, agents, licensees and invitees shall each have
the right to use the road portion of the Williamson Easement Property for any purpose so long as
such use does not unreasonably obstruct or interfere with the Williamsons' use of the Williamson
Easement Property as contemplated herein.
5. REMEDIES: In the event of a breach hereunder by any party, the non -breaching party
shall have all remedies available at law or in equity, including injunctive or other equitable relief. In
any suit, action or appeal therefrom to enforce or interpret this Agreement, the prevailing party shall
be entitled to recover its costs incurred therein, including reasonable attorneys' fees and costs, and
also including reasonable attorneys' fees and costs associated with any appeal or bankruptcy
proceeding.
6. MODIFICATION: This Agreement shall not be modified unless agreed to by all
parties in writing.
7. ASSIGNMENT: Subject to the terms and conditions contained herein, either party
shall have the right to assign this Agreement, including their rights, duties and obligations, without
any action by the non -assigning party.
IN WITNESS WHEREOF, the undersigned have caused this Agreement to be executed the
day and year first above written.
Staker & Parson Companies
A Utah corporation
ROAD AND ACCESS EASEMENT AGREEMENT - 2
Page 2 of 8
04/25/2024 3:46 PM
Sylvan Williamson
Barbara Williamson
STATE OF IDAHO )
) ss.
County of Ada )
On this la- day of der, 2007, before me, the undersigned, a Notary Public in and for
said State of Idaho, personally appeared John Grunenwald, known or identified to me to be the Vice
President of Staker & Parson Companies, the person whose name is subscribed to the foregoing
instrument, and acknowledged to me that he executed the same for and on behalf of said Company.
IN WITNESS WHEREOF, I have hereunto set my hand and affixed my official seal the day
and year in this certificate first above written. .1
• U Kk&•
T, n•
* * * . Notary Nota y is for ate of Idc4
•d/u..46,TG4Resing at:
My commission expires: �j'/s/201 z
••• OF iD .`
ROAD AND ACCESS EASEMENT AGREEMENT - 3
Page 3 of 8
64/25/2024 3:46 PM
STATE OF IDAHO
)ss.
County of Ada
On this 3) day of October, 2007, before me, a Notary Public in and for the State of Idaho,
personally appeared Sylvan Williamson and Barbara Williamson, husband and wife, known or
identified to me to be the persons whose names are subscribed to the within instrument, and
acknowledged to me that they executed the same.
IN WITNESS WHEREOF, I have hereunto set my hand and affixed my official seal the day
and year first written above.
ANGELA STALEY
Notary Public
State of Idaho
ROAD AND ACCESS EASEMENT AGREEMENT - 4
Notary P is for tate of Idaho
Residin : � �
My commission expi s: f (v a0 fG
Page 4 of 8
04125/2024 3:46 PM
A parcel of land located on Eagle Island in the Northeast quarter
Of section 22, Township 4 North, Range 1 East, Boise Meridian,
Ada County, Idaho, more particularly described as follows:
All of that part of the Northeast quarter of Section 22, Township
4 North, Range 1 East, Boise Meridian, bounded on the North
by the North branch of Boise River, and on the South by the
South branch of Boise River, and on the West by a fence
Line, said line beginning at a point on the section line
common to Sections 15 and 22, Township 4 North, Range 1
East, Boise Meridian, said point bearing
North 89°47' l0" West 2,040.34 feet from the corner common to
Sections 14, 15, 22 and 23, Township 4 North, Range 1 East,
Boise Meridian; thence
South 2°33' 10" East on said line 1,800.89 feet to a point on the
North bank of the South branch of the Boise River, said
point bearing
South 47°34'30" West 2,655.47 feet from the comer common to
Sections 14, 15, 22 and 23, Township 4 North, Range 1 East,
Boise Meridian.
EXCEPT ditch and road rights of way.
Together with their appurtenances.
EXHIBIT
Page 5 of 8
04/2512024 3;46 PM
9.65 Acre Parcel
A parcel of land located in Government Lot 3 of Section 22, and accretion land
appurtenant thereto, in T.4N., R.1 E., B.M., Ada County, Idaho, more particularly
described as follows: Commencing at the Northwest comer of said Section 22, from
•
the corner common.toStctjon 15 and the said Section 22 bears South 89°46'54»
East, 2653.35 feet; Thence South 89'46'54 East, 1326.20 feet to 5/8" iron pin markintt
the Northwest corner of said Lot 3; Thence along the West line of said Lot South
1'4 I- '51" West, 547.60 feet to the REAL POINT OF BEGININNG,
pins
Thence along the southerly bank of a ditch the following courses to ser 5/8T' iron
South 59°39' 19" East, 305.88 feet;
South 63°59'34" East, 100.12 feet;
South 37°20'34" East, 159.68 feet;
South 30°56'23" East, 94?7 feet;
South 31°20'00" East, 185.55 feet;
South 19=48'31" East, 46.57 feet;
South 2°33'59" East, 48.24 feet;
South 45'25'48" East, 158.24 feet;;
South 34°54'55" East, 221.78 feet;
South 45'04'56" East, 59.20 feet;
Thence departing said southerly bank the following courses to set 513" iron pins:
South 74'44'51" Nest, 37.94 feet;
North 82`58720" West, 166.00 feet;
Norzh 70°47'41" West, 131.02 feet;
North 66° ►8'43" West, 247.42 feet;
North 50°S3'55' West, 85.90 feet;
North 76°32'15" West, 127.65 feet;
North 70°5 4'34" West, 176.94 feet to a point on the extended West line of
said Lot 3; Thence along said line North 1°14'51" East, 698.96 feet to the Point of
Beginning. Containing 9.65 acres, more or less.
EXHIBIT
b
9 AFL__
Page 6 of 8
84125/2024-3:46 PM
20' Wide Ingress -Egress and
Ditch Maintenance Easement
A 20.00 foot wide strip of land located in Government Lots 2 and 3 and accretion
lands appurtenant thereto, Section 22, T.4N. R.1E., B.M., Ada County, Idaho, more
particularly described as follows: Commencing at the Northwest corner of said Section
22, from which the '/ corner common to Section 15 and said Section 22 bears South
89°47' 17"East 2652.20 feet; thence, along the northerly line of said Section 22, South
89°47' 17"East 1326.10 feet to a 5/8" iron pin marking the Northwest comer of said Lot
3; thence, along the West boundary of said Lot 3 and the West boundary of Parcel II, as
shown on Record of Survey, Instrument No. 96005748, Records of Ada County, Idaho,
South 1°14'28" West 563.37 feet; South 58°40'18" East, 89.57 feet; South 60°21'49"
East, 243.39 feet; South 66°43'57" East, 76.51 feet; North 81°50'55" East, 9.47 feet to a
point on the Westerly boundary of that certain 20' Wide Ingress -Egress and Ditch
Maintenance Easement, Instrument No. , Records of Ada
County, Idaho and the REAL POINT OF BEGINNING, the southerly boundary of said
20' wide strip of land, being 20' left of and parallel with the following described lines:
South 37°50'03" East, 168.96 feet;
South 31°39'29" East, 172.27 feet;
South 29°27'53" East, 124.13 feet;
South 14°52'43" West, 32.60 feet;
South 31 °23' 12" East, 52.36 feet;
South 49°04'38" East, 105.19 feet;
South 42°20'16" East, 57.10 feet;
South 29°16'57" East, 67.25 feet;
South 37°30'46" East, 162.51 feet;
South 47°44'57" East, 188.64 feet;
South 61 ° 19' 24" East, 62.23 feet;
South 83°38'05" East, 389.44 feet;
South 85°06'29" East, 174.30 feet;
South 71°08'39" East, 223.01 feet;
North 84°11'52" East, 231.30 feet to a point on the southerly boundary of that
certain Access Easement for Pioneer Irrigation District, Instrument No. 1628222738,
Records of Ada County, Idaho, marking the POINT OF TERMINUS; and also;
Commencing at the above -described REAL POINT OF BEGINNING;
North 52°09'57" East, 20.00 feet;
North 37°50'03" West, 11.62 feet;
South 81°50'55" West, 15.46 feet to a point on that certain 20' Wide Ingress -
Egress and Ditch Maintenance Easement, Instrument No.
Records of Ada County, Idaho, thence along the easterly boundary of said easement;
South 19°01'37" East, 20.37 feet to the above -described REAL POINT OF
BEGINNING.
Page 1 of 2
Page 7 of 8
04/25/2024 3:46 PM
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Page 8 of 8
04/25/2024 3:46 PM
ROAD ACCESS AND EASEMENT EXHIBIT
wn Mwi Kr mien suoorvuaw
CID
From: Stephanie Hopkins
To: Scott Buck
Subject: Wildernest River Subdivision, east of Eagle Road, north of Chinden, south of Williamson River Ranch
Attachments: image001.onq
2024-02-16 Eagle Fire Deot Easement Letter.pdf
22-247 Preliminary Plat and Engineerinq231205 (signed).i df
Wildernest River Subdivision Rendering Emergency Route.odf
Good Afternoon, Deputy Chief Buck,
Hope you're doing well. Last fall we spoke about the Wildernest River Subdivision proposed south of
the Williamson River Ranch Subdivision. The project encompasses approximately 88 acres, the
subdivision proposes 108 single-family lots (including the existing home at 850 Williamson Ln).
Primary access will be via Isla Del Rio Way which connects into the Williamson River Ranch
Subdivision and continues to Island Wood Road, which connects to Eagle Road.
We have coordinated with IMC to allow Wildernest River to utilize an existing secondary access that
was approved with the Williamson River Ranch Subdivision. There is a recorded easement associated
with the existing access and we will work to record a new easement in favor of the Wildernest River
Subdivision. Please see a letter from IMC enclosed here noting their permission to utilize that access
point.
Does this plan meet the requirements of the Fire Department, or do you have any thoughts or
comments? We have a hearing scheduled with the Planning and Zoning Commission for May 20th, so
want to make sure we're adequately addressing this item as it was discussed during our
neighborhood meeting. Any thoughts you might have would be greatly appreciated!
Thanks,
Stephanie Hopkins, MCRP, AICP
Land Planning Manager
KM ENGINEERING
5725 North Discovery Way I Boise, ID 83713
205.639.6939
From: Scott Buck <sbuck@eaglefire.org>
Sent: Tuesday, November 7, 2023 2:04 PM
To: Stephanie Hopkins <shopkins@kmengllp.com>
Subject: RE: Development in Eagle - Wildernest River, east of Eagle Road, north of Chinden, south of
Williamson River Ranch
Hi Stephanie,
Over all the lay out looks good street widths are fine. It appears that there is secondary access
between lots 9 and 8 off of Bald Eagle Place. Is that a correct assumption as secondary access will be
required. I'm also assuming that secondary access would go back through Idaho Materials &
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6/19/2024
1crLErTun. %MCI TO 0-1,,,E
Planned Unit Development - Annexation, Rezone with DA,
Preliminary Development Plan and Preliminary Plat
2
1
6/19/2024
Comprehensive Plan
LEGEND
NEIGHBORHOOD
EAGLE ISLAND SPECIAL USE AREA
FLOODWAY
3
Development Area: +/- 88 acres
Total Number of Lots: 119
Residential Lots: 108
(including existing residence)
Common Lots: 11
Gross Density (excluding
floodway): 1.4 units/acre
Minimum Lot Size: +/- 10,000 SF
Maximum Lot Size: +/- 31,605 SF
Average Lot Size: +/- 12,714
Existing Residence: +/- 194,324 SF
(-4.5 acres)
4
2
6/19/2024
5
MildildINDPONS
PATHWAY AND TRAILS LEGEND
6
3
6/19/2024
7
rity Clot; moth,• fin.,t pint r r th, ,...,. i,t,d rill.- : lerk Owner shall be required to abandon
the potable well and septic system and provide documentation F,.,,,, that
thep . ... . . .
Recommended DA Provision 3.7
Request tha
"The existin
fail. Upon sy
abandon th
well and sep
7
8
this DA provision be modified:
residence shall be permitted to utilize its existing septic and well until systems
tem failure or change in property ownership, the Owner shall be required to
potable well and septic system and provide documentation that the potable
tic system were properly abandoned.
4
6/19/2024
Emergency Access
W LDERNES I
Kivrk
EMERGENCY ROUTE LEGEND
9
IDAHO MATERIALS
A CAN COMPANY'
February, 15. 2024
Eagle Flre Department
1119 E State Street
Sulfa 240
Eagle. ID 93616
Mr. Scott Buck.
On the 31' of October 2007. Staker & Parson Companies dfbia Idaho Concrete Company. a Utan corporation signed a
"Road and Access Agreement with the WIIIlam5ons granting an easement to their property through Idaho Concrete
(Idaho Materials & Construction) property for emergency purposes
Idaho Idateriais and Construction will continue to cooperate with the Eagle Fire Department by permitting the contnued
use of our properly as need to access this property and specifically the new Wildemest River project.
I1 you have any questions. or I can be of further help_ please feel free to contact me.
Sincerely.
Todd Garry
operations Manager
Idatlo Material. & Construction
A CRH Company
10
5
6/19/2024
11
liro 1 tidt. Enforcement
Fair -oar, 2. 2024
winizm„. (TN' Planner 111
111, ol Eagle
(MO E. EiNic 1.11.
Eagle. Idaho lEth In
Recerved by the C fy of Eagle
February 2. 2024
it..*Sti•Sinto MO I
itiNo113616
Reference .\-416-1ERJ.12-23,C11-12-211,1,11D-04-231V-I10.23 Wildernest Riker Sub L)it ision
Ikar. Nit. Willi:111w
Me Eagle Fire Department has arrested the abuse MI:fenced implications. We follou ing
comments tile here that review.
Site Specific Condieitme
Me site has a tr. al time From l• ;tele I re bialion l greater lhan 5 Mile.,
rile JO element is required to lune a tecondar) entargena) accas, back ttt lift>. 44. Cot -rend>
Mare it fut lleiletelthill is being used for the ...Merge.) access to high, tit 44 through the Idaho
telliltrUtiliell Materials site. (EK.. \ Idaho Sand taut Citavelf
I IN: 011il051lO at E. Raid Eagle Ut. shall have MaNlowe CollapNibla Itollfml 011)10
thipallnellt :Wpm, est equit :dem installed uhere the ernergenct access itelneets lit the Cut
,.•
I he ouner II0A will be responsible to atistire that the eillerkiviite tuxes, froth Wilderness
Ranch Sub all (lb, uat to the conntration to a public roadway thrutigh the IML site is alum N
maintained in pils.111c Net, I Itis ahitii,icldco the Midge.
111101 them if; a (atm' recorded batsman eawment lin that tile fire deptIrtilleht not
do elopittent.
12
6
6/19/2024
OVERALL SITE DATA
SITE DATA
TOTAL SITE AREA
TOTAL OPEN SPACE AREA DATA
QUALIFIED OPEN SPACE
QUALIFIED ACTIVE OPEN SPACE
TOTAL QUALIFIED OPEN SPACE (GROSS)
PERCENTAGE OF QUALIFIED OPEN SPACE REQUIRED
PERCENTAGE OF QUALIFIED OPEN SPACE PROVIDED
88.03 ACRES
20.56 ACRES
06.15 ACRES
18.00X
23.36X
PERCENTAGE Of ACTIVE QUALIFIED OPEN SPACE REQUIRED 15.00%
PERCENTAGE OF ACTIVE QUALIFIED OPEN SPACE PROVIDED 29.91X
LEGEND
®OPEN SPACE EXHIBIT
PARKWAY (QUALIFIED OPEN SPACE)
COMMON LOT (QUALIFIED OPEN SPACE)
COMMON LOT (QUALIFIED ACTIVE OPEN SPACE)
COMMON LOT (NON -QUALIFIED OPEN SPACE)
13
14
7
6/19/2024
15
• 51 \f t*:
- -
(20 NATURAL FEATURES ANALYSIS
-
AO
Enlarged Clubhouse and Pool Exhibit
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16
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6/19/2024
SEE EIS REPORT FOR DETAILED LEGEND AND INDEX MAP FOR MOM P500L LAYOUT
Without Base Food Elevation (BFE)
499
With BFE or Depth.': .......
0.2%Annual Chance Flood Hazard. Areas
of 1% annual chance flood with average
depth less than one foot or with drainage
areas of less than one square mile
Future Conditions 1% Annual
Chance Flood Hazard
Arca with Reduced Flood Risk due to
Levee. See Notes.
Area with Flood Risk due to Levee
40 SCREEN Area of Minimal Flood Hazard
l ) Effective LOMRs
Area of Undetermined Flood Hazard
- — - - Channel. Culvert. or Storm Sewer
11111 11 Levee. Dike, or Floodwall
O—� Cross Sections with 1% Annual Chance
11.,E Water Surface Elevation
- - Coastal Transect
--to— Base Flood Elevation inc IBFEI
Lint t of Study
—_ Jurisdiction Boundary
--- --- Coastal Transect Baseline
- -- Profile Baseline
- Hydrographic Feature
Digital Data Available
No Digital Data Available
Unmapped
17
Preliminary Engineering
PRELIMINARY PLAT SHOWING
WILDERNEST RIVER SUBDIVISION
-
Si PM SUBMVISION
I ®PRE=IMIMIN.PY PPT- PRELIMINARY ENGINEERING
18
9
6/19/2024
WIDTH VARIES.
TOP OF POND
TO LOT LINE
OR PROPERTY
LINE.
08
WIDTH VARIES.
SEE CIVIL PLANS.
10.0.
hPOND SAFETY
BENCH.
RIVER ROCK AT POND
SAFETY BENCH.
TYPICAL POND EDGE SECTION
SHWL
NSWE
19
FENCE SCHEDULE
2004 S DES.CRIP_Uti
fi HEIGNF PRIVACY FENCE. SEE PPL7.0-10.
5 HEICNI OPEN VISION METAL FENCE- SEE PPL7.0-11-
fi'-E' NE10N1 POOL FENCE. SEE PPL7.0-12.
EXISTING FENCE 10 REMAIN. PRESERVE ANC PS0TEC1.
20
10
6/19/2024
a.
STUDY AREA
Island Woods Drive
between Riverchase Way
and Water Leaf Avenue
TIS Findings: The TIA indicates that Island Woods Drive exceeds the allowable 1,000 average
daily trips (ADT) for a local street with only one access to a public street, as the existing ADT is
1,683 vehicles per day. Island Woods Drive is anticipated to carry 2.766 ADT per day which
includes existing development and an additional 1,083 vehicle trips from this development.
Additionally, the TIA notes that Island Woods Drive will exceed 2,000 vehicles per day when 28
lots are built and occupied.
b. Staff Comments/Recommendations: Although Island Woods Drive east of Riverchase Way
is noted in the TIA as a local street, Island Woods Drive is classified as a collector roadway as
part of ACHD's action on Island Woods and Riversend Subdivisions, as direct lot access and
no front -on housing are permitted on Island Woods Drive. With the addition of this development.
Island Woods Drive is anticipated to carry 2,766 ADT and the allowable ADT is 3.000: therefore.
meets District Maximum Traffic on One Access •olic .
21
11
CITY OF EAGLE - PLANNING & ZONING COMMISSION
PUBLIC HEARING SIGN -IN SHEET
Wildernest River Subdivision
A-06-23/RZ-12-23/CU-12-23/PPUD-04-23/PP-08-23 — Annexation, Rezone, Conditional Use
Permit, Preliminary Development Plan and Preliminary Plat for Wildernest River Subdivision
— Toby and Linda Williamson: Toby and Linda Williamson, represented by Stephanie Hopkins
with KM Engineering, LLP, are requesting an annexation, rezone from RP (Rural Preservation
— Ada County designation) to R-2-DA-P (Residential with a development agreement — PUD)
conditional use permit, preliminary development plan, and preliminary plat approvals for
Wildernest River Subdivision, a 119- lot (108-buildable, 11-common) planned unit
development. The 88-acre site is located at the terminus of South Isla Del Rio Way, South
Lago Way, and South Riparian Way at 850 and 856 East Williamson Lane. (MJW)
NAME (PLEASE PRINT)
ADDRESS
June 3, 2024
TESTIFY (Y/N) PRO/CON
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CITY OF EAGLE — PLANNING & ZONING COMMISSION
PUBLIC HEARING SIGN -IN SHEET
Wildernest River Subdivision
A-06-23/RZ-12-23/CU-12-23/PPUD-04-23/PP-08-23 — Annexation, Rezone, Conditional Use
Permit, Preliminary Development Plan and Preliminary Plat for Wildernest River Subdivision
— Toby and Linda Williamson: Toby and Linda Williamson, represented by Stephanie Hopkins
with KM Engineering, LLP, are requesting an annexation, rezone from RP (Rural Preservation
— Ada County designation) to R-2-DA-P (Residential with a development agreement — PUD)
conditional use permit, preliminary development plan, and preliminary plat approvals for
Wildernest River Subdivision, a 119- lot (108-buildable, 11-common) planned unit
development. The 88-acre site is located at the terminus of South Isla Del Rio Way, South
Lago Way, and South Riparian Way at 850 and 856 East Williamson Lane. (MJW)
NAME (PLEASE PRINT)
ADDRESS
June 3, 2024
TESTIFY (Y/N) PRO/CON
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CITY OF EAGLE — PLANNING & ZONING COMMISSION
PUBLIC HEARING SIGN -IN SHEET
Wildernest River Subdivision
A-06-23/RZ-12-23/CU-12-23/PPUD-04-23/PP-08-23 — Annexation, Rezone, Conditional Use
Permit, Preliminary Development Plan and Preliminary Plat for Wildernest River Subdivision
— Toby and Linda Williamson: Toby and Linda Williamson, represented by Stephanie Hopkins
with KM Engineering, LLP, are requesting an annexation, rezone from RP (Rural Preservation
— Ada County designation) to R-2-DA-P (Residential with a development agreement — PUD)
conditional use permit, preliminary development plan, and preliminary plat approvals for
Wildernest River Subdivision, a 119- lot (108-buildable, 11-common) planned unit
development. The 88-acre site is located at the terminus of South Isla Del Rio Way, South
Lago Way, and South Riparian Way at 850 and 856 East Williamson Lane. (MJW)
NAME (PLEASE PRINT)
ADDRESS
June 3, 2024
TESTIFY (Y/N) PRO/CON
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CITY OF EAGLE - PLANNING & ZONING COMMISSION
PUBLIC HEARING SIGN -IN SHEET
Wildernest River Subdivision
A-06-23/RZ-12-23/CU-12-23/PPUD-04-23/PP-08-23 — Annexation, Rezone, Conditional Use
Permit, Preliminary Development Plan and Preliminary Plat for Wildernest River Subdivision
— Toby and Linda Williamson: Toby and Linda Williamson, represented by Stephanie Hopkins
with KM Engineering, LLP, are requesting an annexation, rezone from RP (Rural Preservation
— Ada County designation) to R-2-DA-P (Residential with a development agreement — PUD)
conditional use permit, preliminary development plan, and preliminary plat approvals for
Wildernest River Subdivision, a 119- lot (108-buildable, 11-common) planned unit
development. The 88-acre site is located at the terminus of South Isla Del Rio Way, South
Lago Way, and South Riparian Way at 850 and 856 East Williamson Lane. (MJW)
NAME (PLEASE PRINT)
ADDRESS
June 3, 2024
TESTIFY (Y/N) PRO/CON
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RE: A-06-23 /RZ-12-23/ CU-12-23/ PPUD-04-23/ PP-08-23 Wildernest River SUB application
City of Eagle
660 E Civic Lane
Eagle, Idaho 83616
Attn: Planning and Zoning Commission
My name is Brent Brocksome and I reside at 1142 E Riversong Drive Eagle ID 83616.
I am here to provide comment and concerns relative to the proposed Wildernest
Subdivision on your agenda tonight. I am the President of Rivers End Neighborhood
Association, a community of 114 homes affected by this Application, and offer the
following comments on their behalf. We reserve the right to further comment, and offer
additional testimony at future meetings concerning this application.
We are a subdivision east of Island Wood and the application was permitted in 2002. The
approval was granted with the acknowledgement that an additional egress /access was
pending: the Three Bridges connection from Chinden to Highway 55.
As you know, this item was removed and replaced by the Highway 16/Freeway access.
Williamson Ranch subdivision was brought forward and approved over objections
concerning this matter of access/egress.
We have approximately 390 homes affected by this access limitation of one way in and one
way out.
My comments are specific to the health and safety of area residents and in particular to
what can happen if Island Wood Drive is somehow blocked, and emergency fire and first
responders cannot get to a property in an acceptable time frame. I understand and
appreciate that the emergency access issue has been partially addressed in the staff report
at 3.11 as well as page 29, bullet point three. This allows for emergency access from the
concrete property and bridge with a permanent easement. This condition does not allow
emergency exit by residents. Because there is no requirement for a second entry/exit
roadway from Wildernest to State Street, we must express disappointment, as this
requirement was always a safety objective and was noted in previously approved
subdivisions.
A site visit by this Commission is requested for you to see the reason for our concern.
Please see this drone video: https://youtu.be/7CcMBIZYzUg.
Further, we are concerned about the adequacy of the easement as noted. The Fire Lane at
Bald Eagle Circle is required to be a 14-foot pad to accommodate a fire truck, however
there is no requirement for an easement that continues on to State Street. The existing
irrigation easement (2007) is limited to a width of 20 feet. Letter agreements have been
used recently to suggest acceptability by adding the word emergency. This is not
acceptable even if a permanent easement is given as requested by staff. Bridge live load
requirements @ AASHTO HB 17 must be met as well as the access road can accommodate
"all weather driving conditions".
The International Fire Code as adopted by the State of Idaho spells out normal and routine
requirements for subdivision like Wildernest (D107, Title 41).
SECTION D 107 ONE- OR TWO-FAMILY RESIDENTIAL DEVELOPMENTS D 107.1
One- or two-family dwellings where the number of dwelling units exceeds 30 shall
be provided with two separate and approved fire apparatus access roads, and shall
meet the requirements of D104.3
Exemptions 1 NOT APPLICABLE, 2 "The number of dwelling units on a single fire
apparatus access road shall not be increased unless fire apparatus access roads
will connect with future development, as determined by the fire code official."
The 390 dwelling units with only Island Wood access/egress does not meet this fire
code
Dumping additional traffic on to Island wood, then to Eagle Road presents additional
challenges. Apparently, there are conflicts between the August 2023 study done by CR
Engineering and the ACHD- Wildernest River_2024 0130.pdf concerning traffic studies
dated January 20, 2024. They conflict regarding local vs collector definition and traffic load.
It is complicated by the August 2023 study done by CR Engineering for Williamson property;
"Traffic counts were collected on the Island Woods Drive segment between Riverchase
Way and Water Leaf Avenue on August 1-2, 2023 by CR Engineering. Existing traffic counts
are attached. Figure 3 summarizes the existing traffic counts and site traffic. Based on the
48-hour traffic counts, the existing ADT on Island Woods Drive is 1,683 vehicles per day,
which is below the 2,000 ADT planning threshold for local streets per ACHD policy Section
7207.3.1. However, adding the Wildernest traffic load of 1083 more trips to equal a load of
2766 trips or more per day on a local street going west on Island Woods going to west
border of Rivers End Subdivision.
Island Woods from going east beginning with Rivers End west boundary is a
local/residential road as defined by ACHD.
However, the existing ADT exceeds the maximum 1,000 ADT allowed on one local street
access to the public street system per ACHD policy Section 7207.3.3."
The recent study now states 3000 is the allowed number.
The conflict exists because ACHD considers Island Woods Drive up to Rivers End a
Collector Road and from Riverchase through Rivers End continuing through Williamson
River Ranch as local residential. Therefore, the traffic studies have conflicting
conclusions.
ACHD Master Street Map: ACHD Policy Section 3111.1 requires the Master Street Map
(MSM) guide the right-of-way acquisition, collector street requirements, and specific
roadway features required through development. This segment of Island Wood Drive as a
collector street terminates at the Island Wood Drive/River Quarry Drive/Riverchase Way
intersection and Island Wood Drive continues east as a local roadway.
SAFETY ISSUES;
SECOND EGRESS ROAD
RESIDENT EGRESS
TRAFFIC LOAD ON ISLAND WOODS
Please consider these very important issues and add as additional conditions to
your recommendation.
Supporting documents utilized in the drafting of this letter were provided via the Eagle,
ID Record Request Department, Request #311-2024
SUPPORTING EXHIBITS:
NUMBERS OF HOMES IMPACTED
Island Woods 63 homes (east of Trailside Drive)
Hidden Island 9 homes on a single access road.
Rivers End with 114 homes
Williamson River Ranch 96 homes
Wildernest 108 homes
Equals = 390 homes with one road access and egress
This far exceeds the 30 home limit as required by Idaho State Fire Code.
This is a request of the Eagle Fire Department to adhere to Idaho Code Title 41, Chapter 2, Section 41-260 and the
provision of the 2012 edition of the International Fire Code as adopted by the State of Idaho, Chapterl Section 108.
Idaho Fire Code requires that no more than 30 homes can be built on a single access road.
#1 CR ENGINEERING DATE OF STUDY FOUND ON REQUESTED DOCUMENTS FROM EAGLE CITY AS;
Williamson Property TIA 08242023.pdf
RECEIVED BY WILLIAMSONS; AUGUST 24, 2023
RECEIVED BY THE CITY OF EAGLE DECEMBER 5, 2023
*FOUND HERE NUMBER OF TRIPS PER DAY ON ISLAND WOODS 2766 AND STATES IT EXCEEDS ACHD ACCEPTED LOAD
#2 DOCUMENT RECEIVED FROM CITY
IMC Emergency Access - Eagle Fire Dept Easement Letter.pdf
STATES THE 2007 EASEMENT WAS FOR EMERGENCY ACCESS WHICH IS INCORRECT, IT WAS FOR IRRIGATION
ACCESS
#3 IDAHO TRANSPORTATION DEPARTMENT CORRESPONDENCE
From: Kendra Conder <Kendra.Conder@itd.idaho.gov>
Date: Mon, Mar 11, 2024 at 9:49 AM
Subject: Williamson Ranch TIA
To: chhream@gmail.com <chhream@gmail.com>
Good Morning Chhang,
After review of the Williamson Property Traffic Impact Analysis in Eagle, the TIA has been
approved with no new mitigations or requirements.
Please let me know if you have any additional questions or concerns.
Kendra Conder
District 3 I Development Services Coordinator
Idaho Transportation Department
Office: 208-334-8377
#4 ACHD REPORT KNOWN AS ON DOCUMENTS YOU RECEIVED AS;
ACHD - Wildernest River 20240130.pdf
Staff Approval: January 30, 2024
B. Traffic Findings for Consideration
1. Trip Generation: This development is estimated to generate 1,083 vehicle trips per day; 107 vehicle trips per hour in
the PM peak hour, based on the traffic impact study.
2. Traffic Impact Study
CR Engineering, Inc. prepared an abbreviated traffic impact analysis (attachment 3) for the proposed Wildernest River
development. The analysis included an evaluation of the roadway segment of Island Woods Drive east of Riverchase
Way.
TIS Findings: The TIA indicates that Island Woods Drive exceeds the allowable 1,000 average daily trips (ADT) for a local
street with only one access to a public street, as the existing ADT is 1,683 vehicles per day. Island Woods Drive is
anticipated to carry 2,766 ADT per day which includes existing development and an additional 1,083 vehicle trips from
this development. Additionally, the TIA notes that Island Woods Drive will exceed 2,000 vehicles per day when 28 lots
are built and occupied.
Staff Comments/Recommendations: Although Island Woods Drive east of Riverchase Way is noted in the TIA as a local
street, Island Woods Drive is classified as a collector roadway as part of ACHD's action on Island Woods and Riversend
Subdivisions, as direct lot access and no front -on housing are permitted on Island Woods Drive. With the addition of this
development, Island Woods Drive is anticipated to carry 2,766 ADT and the allowable ADT is 3,000; therefore, meets
District Maximum Traffic on One Access policy.
Condition of Area Roadways
Traffic Count is based
on Vehicles per hour
(VPH) Roadway
Frontage
Functional
Classification
PM Peak Hour Traffic
Count
** Island Woods
Drive
None
Local
71
The average daily traffic count for Island Woods Drive between Riverchase Way and Water Leaf Avenue was 1,683 on
August 2, 2023.
C. Findings for Consideration
Note; E Island Woods is local at the west border of Rivers End Subdivision
1. Internal Local Streets
Existing Conditions: There are no local streets within the site. There are three local streets, Isla del Rio Way,
Lago Way and Riparian Way, that stub to the site's north property line.