Loading...
HomeMy WebLinkAboutSheridan Place Subdivision PPREVISED PP 03-035 MERIDIAN PLANNING & ZONING MEETING April 1, 2004 APPLICANT Douglas Campbell ITEM NO. ~ REQUEST Public Hearing -Request for Preliminary Plat approval of 50 building lots and 15 other lots on 15.34 acres in a proposed R-8 (PD) zone for Sheridan Place Subdivision -north of East McMillan Rd & east of N. Locust Grove AGENCY CITY CLERK: CITY ENGINEER: CfrY PLANNING DIRECTOR: CITY ATTORNEY CITY POLICE DEPT: CITY FIRE DEPT: CITY BUILDING DEPT: CITY WATER DEPT: CITY SEWER DEPT: CITY PARKS DEPT; MERIDIAN SCHOOL DISTRICT: SANITARY SERVICES: ADA COUNTY HIGHWAY DISTRICT: CENTRAL DISTRICT HEALTH: NAMPA MERIDIAN IRRIGATION: SETTLERS' IRRIGATION: IDAHO POWER: INTERMOUNTAIN GAS: OTHER: Contacted: Emailed: COMMENTS See attached Staff Comments ~ l~ No Comment See attached Comments See attached Comments No Comment Materials presented at ptrbllc mesHnpa shall become property of the Clty of Meridian. MAYOR ' .l ~ .x ~ Cr-Y'YIFi97.L Tammy de Weerd -f ~ " r. ~ `- " ~~ = - (~ffi1~~,§4V3B3-F~re8~8,1.A633 CITY COLRYCIL MEMBERS ~h , ~~ p (.~~I~y C)F- ~sYRl~t+tl l"f - PBBBx16Vd1@lAES Keith Bird - BDIIIDDID®D7*wR'~wTb7Ia~T William L.M. Nary ~~ ]~~~~ ~>/ ~ L ~ (~I~~~&2~P,-I-k'~$8.~9561 Shaun Wardle 6 IIIJJJL L ~-~• Charles M. Rountree ~l Il),1H(~ f~r LEB~IDDFdRRH&I~~T I ~ f~ ~ i' ~ ' 13P3 STAFF REPORT: Transmittal Date: March 26, 2003 P&Z Hearing Date: April 1, 2004 To: Mayor, City Council and Planning & Zoning Commission ; ,::4 ~ ~~ ~:. From: Steve Siddoway, Associate Planner ~~'--"- Bruce Freckleton, Senior Engineering Tech ~ ~~~ ~?" Re: Sheridan Place Subdivision-Revised ~ ~ ~ , ~,_ Annexation and Zoning of 26.48 Acres from RUT (Ada County) to R-8 (Medium Density Residential District), by CMD, Inc. (File No. AZ-03-029). Preliminary Plat Approval of Fifty (50) Building Lots and Fifteen (15) Other Lots on 15.34 Acres in a Proposed R-8 Zone, by Doug Campbell. (File No. PP-03-035). • Conditional Use Permit Approval for a Planned Development of Single- FamilyHomes, on 15.34 acres in a proposed R-8 Zone, with reduced setbacks, lot frontages, house sizes, and increased block length by Doug Campbell. (File No. CUP-03-060). We have reviewed the above referenced submittals and offer the following comments, as conditions of approval. These conditions shall be considered in full, unless expressly modified or deleted by motion of the Meridian City Council: APPLICATIONS UPDATE This report is based on the revised applications for Sheridan Place Subdivision. The project was originally scheduled for hearing on December 18, 2003, but was pulled from the agenda upon request of the applicant. The project was then revised, resubmitted, and scheduled for a new hearing on April 1, 2004. The primary difference between the revised plans and the original submittal is the addition of 4 lots along the southeast portion of the project, which are accessed from Edinburgh Place Subdivision. AZ-03-029. PP-03.031, CUP-03-06U Sheridav PlaccRevised.AZ.PBCUP Planning & Zoning Commission/Mayor & City Council P&Z Hearing Date: April 1, 2004 Page 2 The pazcel that the four new lots are on is currently under the same ownership as the balance of the project, but is considered an "illegal lot split" by Ada County. The parcel was split from the existing residential parcel immediately south that fronts on McMillan Road. The illegal lot split issue is currently in litigation between the owner and Ada County. The issue has had a hearing, but is currently awaiting a ruling from the judge. The larger pazcel that creates the southwest portion of the project has a pending code violation issue with Ada County regarding storage of junk vehicles. According to the code enforcement officer, a letter was sent to the owner regarding the violation on January 12, 2004, but to date the owner has not responded. Enforcement actions are currently on hold, pending the outcome of the subject annexation request. The assumption is that if the project is approved an aimexed by the City, any existing violations will be removed by the applicant upon subdivision and development of the property. APPLICATIONS SUMMARY The applicants, CMD Inc. and Doug Campbell, have applied for Annexation and Zoning (AZ), Preliminary Plat (PP) and Conditional Use Permit/Planned Development (CUP/PD) approval of fifty (50) single-family residential building lots and fifteen (15) other lots. The plat and CUP comprise approximately 15 acres; the annexation is for just over 26 acres. The annexation is larger because it also contains the existing Idaho Power substation at the corner of Locust Grove and McMillan Roads as an annexation path contiguous with Havasu Creek Subdivision. The net density of the proposed plat is 4.34 d.u./acre (gross density is 3/26 d.u./acre), which is in accord with both the proposed zoning district (R-8) and the Comprehensive Plan (Medium Density Residential). The CUP/PD application requests reduced setbacks, reduced lot frontages, reduced lot sizes, reduced minimum house square footage, and block lengths in excess of 1000 feet. These proposed modifications are detailed below. This is a single phase development. The proposed PD amenities include a tot lot and gazebo/bazbeque area in the central 0.32 acre common lot. These amenities are depicted on the submitted landscape plan, and are described in the applicant's letter accompanying the CUP/PD application. The project contains 5.28% open space. The applicant has asked for the following modification and/or reductions as part of the proposed Planned Development: R-8 Zone: Lot Size- City Requirements Proposed Lot Sizes 6,500 sq.ft. 7,000 sq. ft. (Minimum) (Minimum) AZ~03-0?9, PP-03-035, CUP-03-060 Sha~idan PlaccRevised,AZ.PP.CUP Planning & Zoning Commission/Mayor & City Council P&Z Hearing Date: April 1, 2004 Page 3 Lot Frontage-City Reauirements 65'minimum Proposed Frontage 60' minimum Setbacks - Citv Requirements Front: 15' living area and side entry garages Rear: 15' Interior Side: 5' House Size- City Reauirements 1,301 sq. ft. minimum Proposed Setbacks Front: 15' living azea and non-front entry garages Rear: 15' Interior Side: 5' single story and two story buildings Proposed Size 1,200 sq. ft. minimum Discussion: The proposed minimum lot size is actually larger than the City standard, so staff recommends keeping the City's minimum intact. Staff has no objection to the requested frontage reduction to 60 feet, and recommends approval of the reduced frontage. The requested setbacks are already permitted outright by ordinance, so no reduction to setbacks is needed. However, the applicant has requested that a portion of the sidewalk be placed in an easement at the front of the property. In this instance, Staff recommends that the setback for garages be measured from the edge of sidewalk rather than the lot line. The plat specifies that the requested reductions to the minimum house size is for specific lots: Lots 10-12 & 14-19, Block 4 and Lots 2-8, Block 5; all other lots will be increased to a 1,500 s.f. minimum. The applicant also requests permission to exceed the 1,000-foot maximum block length; the longest block proposed is approximately 1,150 feet. The legal descriptions submitted with the application appear to meet the requirements of the City of Meridian and State Tax Commission and places the parcel contiguous to existing city limits at the corner of Havasu Creek. The subject property is within the Urban Service Planning Area and essential City services aze or can be made available to the subject property. Staff recommends approval of the project upon resolution of the issues contained in this report. LOCATION The property involved in the subdivision and conditional use permit is located on the north side of McMillan Road, approximately 1/8 mile east of Locust Grove Road. The annexation also includes the Idaho Power substation at the southeast corner of Locust Grove and McMillan Roads. SURROUNDING PROPERTIES North: Vienna Woods Subdivision, zoned R4 (Ada County). South: Vacant land proposed Settlement Bridge Subdivision, zoned RUT (Ada County). East: Edinburgh Place Subdivision, zoned R4 (Ada County). West: Rural residential properties, zoned RUT (Ada County). OWNER OF RECORD AZ~03-029, PP-03-03i, CUP-03~Ofi0 Sheridan Place-Aerised.AZ.PP.CUP Planning & Zoning Commission/Mayor & City Council P&Z Hearing Date: April 1, 2004 Page 4 The property owners of record are James and Diane Fuhrman. James Fuhnnan has provided notarized consent for submission of these applications. ANNEXATION & ZONING ANALYSIS According to Ordinance 11-15-11, General Standards Applicable to Zoning Amendments, both the P&Z Commission and Council are required "to review the particular facts and circumstances of each proposed zoning amendment in terms of the following standards and shall find adequate evidence answering the following questions about the proposed zoning amendment." The. following is the list of standards found in 11-15-11 and analysis by staff: A. Will the new zoning be harmonious with and in accordance with the Comprehensive Plan and, if not, has there been an application for a Comprehensive Plan amendment; Staff finds that the requested zoning designation, R-8, is harmonious with and in accordance with the effective Comprehensive Plan and Future Land Use Map. The proposed single family residential project is shown as Medium Density Residential (3 to 8 d.u./acre). The proposed density-3.26 d.u./acre gross and 4.34 d.u./acre net are within the range designated by the Comprehensive Plan. The Idaho Power substation site is designated as Public/Quasi Public on the Future Land Use Map and would be considered a "public service facility" in the zoning schedule of use control, which is permitted with design review (PDR) in the R-8 zone per Ordinance 11-8-1. Additional applicable policies from the Comprehensive Plan are detailed on page two (item 7) of the applicants' letter regarding the annexation. Staff concurs with the applicants' analysis. B. Is the area included in the zoning amendment intended to be rezoned in the future; Staff does not anticipate that the applicant intends to rezone the subject property in the future. C. Is the area included in the zoning amendment intended to be developed in the fashion that would be allowed under the new zoning -for example, a residential area turning into a commercial area by means of conditional use permits; Staff finds that the proposed single-family development would be allowed within the requested R-8 zone, (if the accompanying Conditional Use Permit for a Planned Development is also approved). D. Has there been a change in the area or adjacent areas which may dictate that the area should be rezoned. For example, have the streets been widened, new ,iZ-03-029, PP-03-035, CUP-03-060 Shcridazi Plece-RcvisN.AZ.PP.CUP Planning & Zoning Commission/Mayor & City Council P&Z Hearing Date: April 1, 2004 Page 5 railroad access been developed or planned or adjacent area being developed in a fashion similar to the proposed rezone area; Staff fmds that the land to the north and east has been developed in a manner similar to the proposed subdivision, with single-family residential subdivisions. Vienna Woods Subdivision #1 to the north has a gross density of 2.9 d.u./acre. Edinburgh Place Subdivision #1 to the east has a gross density of 3.1 d.u./acre. The proposed project has a gross density of approximately 3.3 d.u./acre. ACHD has reviewed the adjacent street capacity and has approved the proposed subdivision (with conditions). E. Will the proposed uses be designed, constructed, operated and maintained to be harmonious and appropriate in appearance with the existing or intended character of the general vicinity and that such use will not change the essential character of the same area; Staff finds that the proposed use (single family residential) will change the existing chazacter of the area, which is currently rural residential. However, the change is harmonious with the properties to the north and the intended chazacter envisioned by the Comprehensive Plan, as described above. F. Will the proposed uses not be hazardous or disturbing to existing or future neighboring uses; The Commission and Council should rely on public testimony (oral and written) to determine whether or not the proposed use will be disturbing or hazardous to the existing or future neighboring uses. Staff does not anticipate that the proposed residential uses will be hazardous or disturbing to future or existing neighbors, as long as landscaping, fencing and other recommended conditions aze exercised. G. Will the area be served adequately by essential public facilities and services such as highways, streets, police and fire protection, drainage structures, refuse disposal, water, sewer or that the person responsible for the establishment of proposed zoning amendment shall be able to provide adequately any of such services; Staff finds that the property to be annexed may be served adequately by all essential public facilities and services. Water and sanitary sewer service are proposed to be extended from existing main lines 'adjacent to the proposed development. Please review Parks, Police, Fire Department comments, contained toward the end of this report, further information regarding public services. The Public Works Department has determined that an additional water supply is needed in this vicinity. To that end, the Public Works Department has acquired rights to drill a test well south of Chinden Blvd. Drilling of this test well is currently scheduled to be completed by June 1St, however it should be pointed out AZ-03-029, PP-03-035, CUP-03-O60 Sheridan Placo-Revised.AZ.PPOUP Planning & Zoning Commission/Mayor & City Council P&Z Hearing Date: April 1, 2004 Page 6 that there are no guarantees that this well will prove out, or that water rights protests won't be filed. The Public Works Department is concurrently working on an alternative that would provide fire flow to the area via piping from a lower pressure zone. Staff is confident that this issue can be resolved. However, we must recommend that City approval of the final plat be withheld wrtil such time that the supply issue is resolved. H. Will not create excessive additional requirements at public cost for public facilities and services and will not be detrimental to the economic welfare of the community; If approved, the developer will finance the extension of sewer, water, utilities and pressurized irrigation to serve the project. The primary public costs to serve the future residents will be fire and police services, and the construction of a new municipal well in the vicinity. Staff finds that there will not be excessive additional requirements at public cost and that the annexation and zoning will not be detrimental to the community's economic welfare. I. Will the proposed uses not involve uses, activities, processes, materials, equipment and conditions of operation that will be detrimental to any persons, property or the general welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or odors; Staff finds that the proposed subdivision will not create excessive traffic, noise or other nuisances that would be detrimental to the general welfare of the surrounding area. At ten vehicle trips per single-family residence, the proposed project is anticipated to generate 500 vehicle trips per day. Staff recognizes the fact that traffic and noise will increase with the approval of this subdivision; however staff does not feel that the amount generated will be detrimental to the public welfare of the city. J. Will the area have vehicular approaches to the property which shall be so designed as not to create an interference with traffic on surrounding public streets; According to the ACHD report, "The applicant is proposing to construct the main entrance, North Schubert Way, to intersect McMillan Road approximately 180- feet west of the east property line. This roadway location meets District policy and should be approved with this application." Staff does not believe that the subdivision will cause significant interference with traffic on the surrounding public streets. K. Will not result in the destruction, loss or damage of a natural or scenic feature of major importance; and AZ-03-W 9, PP-03-035, CUP-03-060 Sha~idan Plue-Aevised.AZ.PP.CUP Planning & Zoning Commission/Mayor & City Council P&Z Hearing Date: April 1, 2004 Page 7 Staff finds that at least six existing mature trees will be removed to accommodate the proposed entry road. Any existing trees larger than 4" caliper that are removed shall be mitigated for, per the Landscape Ordinance. If any trees aze deemed to be a hazard, diseased or dying by the City Arborist, Elroy Huff, prior to removal, mitigation will not be required for those trees. Staff recommends the applicant verify the status of the existing trees prior to submitting final plat and detailing any required mitigation on the detailed landscape plan submitted with the final plat. L. Is the proposed zoning amendment in the best interest of the City of Meridian. (Ord. 592, 11-17-1992)? Staff finds that the annexation of this property would be in the best interest of the City. The project is consistent with the Comprehensive Plan. ANEXATION AND ZONING COMMENTS 1. Existine Wells & Septic: Any existing domestic wells and/or septic systems within this project will have to be removed from their domestic service, per City Ordinance Section 5-7-517, when services aze available from the City of Meridian. Wells may be used for non-domestic purposes such as landscape irrigation. 2. Substation: The Idaho Power substation, which is part of the annexation request, currently has no sidewalks along Locust Grove or McMillan Road. ACHD's requirement for sidewalks is not triggered by annexation, but by development of the property. Since the property is already developed, sidewalks will not be built on the property, unless the City requires them to be built as part of a Development Agreement with the annexation. Road and sidewalk improvements by ACHD for this area are not part of the 5-year work program or the 20-year work program. Therefore, if the City desires to have sidewalks at this location within the next 20 years, the applicant should be required to construct them as part of a development agreement for the project. See Comment #3. Another pending application, Settlement Bridge Subdivision (findings for approval are scheduled for the April 6 Council hearing) surrounds the Idaho Power site and would connect sidewalks to the subject property both along McMillan Road and Locust Grove Road. Requiring sidewalks on the substation property will continue the sidewalks to the intersection. Existing ditches along both frontages complicate the sidewalk placement and may have to be piped or relocated to accommodate the sidewalk. Staff recommends that the applicant coordinate with ACRD and the applicant of Settlement Bridge to prepare a layout of the sidewalks prior to City Council taking action on the annexationrequest. The substation site does have several existing trees and large shrubs, which help buffer the site from surrounding properties. However, the front 30+ feet of the property along AZ-0]-029, PP-0]-0]5, COP-03-060 Sheridav Place-Revieed.AZ.PBCVP Planning & Zoning Commission/1Vlayor & City Council P&Z Hearing Date: April 1, 2004 Page 8 Locust Grove is currently just dirt. Current ordinance would require a 25-foot street buffer in this location to be fully landscaped with street trees and vegetation. Beyond the dirt area, the existing site does have about 55 feet of trees and gravel, plus an additional 25 feet of very large shrubs that help screen the substation. The Commission and Council should consider whether any additional landscaping should be required in the front area of the property, where it is currently dirt. As an alternative, Staff would recommend foregoing the landscaping upgrade to secure the sidewalks, if necessary. 3. Mulfi-Use Pathway: The Comprehensive Plan shows amulti-use pathway along the North Slough Canal, which runs along the north side of the Idaho Power substation. The adjacent development, Settlement Bridge, is constructing the multi-use pathway on their property and stubbing it to the substation property. Staff recommends that the applicant be required to continue the multi-use pathway to the corner of McMillan and Locust Grove. Since the pathway is being constructed on the north side of the North Slough, the pathway can be built in lieu of the sidewalk along McMillan, described in #2 above. The same provision was made for Settlement Bridge. The applicant should coordinate with the Parks Dept. regarding the location and design of the pathway prior to the hearing, if possible. 4. Development Agreement: A Development Agreement (DA) shall be entered into between the City of Meridian and the Applicant as part of the Annexation application. The DA shall outline any special conditions placed upon the Preliminary Plat and Conditional Use applications. It should also require sidewalks and amulti-use pathway adjacent to the existing Idaho Power substation and reference a design to be submitted for review and approval prior to Council action on the annexation. 5. Outnarcel: The proposed annexation creates an outparcel of the front half of the property involved in the illegal split lawsuit, as described on page 2. The applicant has tried unsuccessfully to get the current owner of the outparcel to join the subject annexation request. Since the owner refuses to be part of the annexation request, the Commission and Council should consider whether it is appropriate to require the current applicant to submit a legal description for the outparcel (Parcel # 50529336475) that can be used by the City to annex the parcel at a later date. Similar provisions have been made for such parcels in the City of Nampa. PRELIMINARY PLAT FINDINGS AND REQUIREMENTS Sections 12-3-3 J.2 and 12-3-5 D read as follows: "In determining the acceptance of a proposed subdivision, the Commission/Council shall consider the objectives of this title and at least the following: a. The conformance of the subdivision with the Comprehensive Development Plan; AZ-03-02Q PP-03-035, CLP-03-O60 Shmdan Plnce-Revised.AZ.PP.COP Planning & Zoning Commission/Mayor & City Council P&Z Hearing Date: April 1, 2004 Page 9 As noted above, staff finds that the subdivision appears to be in conformance with the Comprehensive Plan, provided the Commission and Council grant the requested planned development. See Annexation and Zoning Analysis item "A" above. b. The availability of public services to accommodate the proposed development; Staff finds that public services are available to accommodate the proposed development, with the exception of domestic water supply. See Annexation and Zoning Analysis item "G" above. c. The continuity of the proposed development with the capital improvement program; Staff finds that the subdivision will not conflict with the capital improvement plan. Because the developer is installing sewer, water, local street infrastructure, utilities and irrigation, the subdivision will not require the expenditure of capital improvement funds. See Annexation and Zoning Analysis items "G" and "H" above. The issue regarding water supply and a new well site must be resolved prior to approval of the final plat for the project. d. The public financial capability of supporting services for the proposed development; Staff finds that the development will not require major expenditures for providing supporting services. The Meridian Police and Fire Departments will be able to serve the proposed development, per their conditions at the end of this report. See Annexation and Zoning Analysis items "G" and "H" above. e. The other health, safety or environmental problems that may be brought to the Commission's attention. Staff finds that there should not be any other health, safety or environmental problems associated with this subdivision that should be brought to the Council or Commission's attention. ACHD considers road safety issues in their analysis; no hazardous natural features have been identified on the site. SPECIAL CONSIDERATIONS-PRELIMINARY PLAT Street Buffer: The Comprehensive Plan designates McMillan Road as an entryway corridor in front of the proposed subdivision. Therefore, per ordinance 12-13-10-4, a 35- foot buffer is required along McMillan Road. The plat shows a 25-foot buffer on the west side of the entry road and a 46-foot buffer on the east side. The applicant should revise the buffer on the west to be at least 35 feet wide. This will still allow the existing structure to meet required side setbacks. See Site Specific comments #2 and #3. 2. Access Easement: The neighboring property owner to the west, Mr. Buckley has submitted a copy of a Warranty Deed showing a dedicated 25-foot wide easement along the west side of the proposed Sheridan Place subdivision, adjacent to his property. Mr. AL03-029, PP-03-035, CUP-03-060 Sheridan Place-Revised.AZ.PP.CUP Planning & Zoning Commission/Mayor & City Council P&Z Hearing Date: April 1, 2004 Page 10 Buckley indicated to staff that there are 25-foot easements on both sides of the common property line for the purpose of access to the back portion of the property. The applicant should address this easement at the public hearing. Staff recommends that the applicant either modify the plat to accommodate the easement or secure permission to vacate the easement. This issue needs to be resolved before this plat goes on to City Council. Existing Trees: The existing trees along McMillan are shown as `to be removed'; these could be retained and the sidewalk could meander around the existing trees to preserve them. See the third bullet under comment #3 below. 4. Domestic Water Supply: The Public Works Department has determined that an additional water supply is needed in this vicinity. To that end, the Public Works Department has acquired rights to drill a test well south of Chinden Blvd. Drilling of this test well is currently scheduled to be completed by June 16`, however it should be pointed out that there are no guarantees that this well will prove out, or that water rights protests won't be lodged. The Public Works Department is concurrently working on an alternative that would provide fire flow to the area via piping from a lower pressure zone. Staff is confident that this issue can be resolved, however, we must recommend that City approval of the final plat be withheld until such time that the supply issue is resolved. See comment #5 below. SITE SPECIFIC COMMENTS-PRELIMINARY PLAT All conditions of the accompanying Conditional Use Permit application shall also be considered conditions of the Preliminary Plat. 2. The plat shall be modified to accommodate a street buffer at least 35 feet wide. 3. The landscape plan shall be modified per the following: • Street buffers along McMillan shall be at least 35 feet wide. • The sidewalks throughout the project do not connect to the curb at intersections. The sidewalks shall be modified to connect to the curb at all street intersections, with standard handicap-accessible curb cuts per ADA. • Retain the existing trees along McMillan and meander the sidewalk around the existing trees to preserve them. • The landscape plan depicts grass up to the edge of pavement along McMillan Road. Unless curb and gutter are being constructed along McMillan, modify the plan to show a 10-foot gravel shoulder. The remainder shall be landscaped with grass as shown. • A stormwater seepage bed is proposed to be incorporated into the street buffer, but no vegetative treatment is shown over it. The full buffer shall be vegetated in accordance with the Landscape Ordinance. • The three trees shown along McMillan east of Schubert are shown in the right-of- way, not on private property. Either shift the trees onto the street buffer lot, or AZ-03A29, PP-03-03i, CUP-03-O60 Sheridan PlaccRerisedAZ.PP.CUP Planning & Zoning Commission/Mayor & City Council P&Z Hearing Date: April 1, 2004 Page 11 verify that the location will not interfere with the ultimate location of curb and gutter and obtain a license agreement with ACRD. 4. Sanitary sewer service to this subdivision shall be via an extension from an existing mainline stub in the Vienna Woods Subdivision, which flows to an existing temporary sewage lift station. The applicant will be responsible to construct the sewer and water mains to and through this proposed development, thereby making them available to adjacent properties. Subdivision designer to coordinate main sizing and routing with the Public Works Department. Applicant shall execute City of Meridian standard forms of easements, for any mains that are required to provide service. Applicant will be responsible for payment of applicable lift station upgrade costs, and latecomers fees to reimburse those responsible for extending service into the area. 5. Municipal water to this site shall be via extensions from existing mains in N. Locust Grove, N. Schubert Avenue, and E. Meadow Creek Drive. Applicant will be responsible to construct the water mains to and through this proposed development, thereby making them available to adjacent properties. Subdivision designer to coordinate main sizing and routing with the Public Works Department. Applicant shall execute City of Meridian standard forms of easements, for any mains that are required to provide service. Applicant will be responsible for payment of applicable latecomers fees to reimburse those responsible for extending service into the area. City approval of the final plat shall be withheld until such time that the domestic water supply issue is resolved. 6. The applicant shall meet with the City Arborist prior to submittal of the final plat application and detail all mitigation requirements on the final plat landscape plan. 7. The Applicant has indicated that the pressurized irrigation system within this development is to be owned and operated by the Sheridan Place HOA. Underground year-round pressurized irrigation must be provided to all lots within this development (MCC 12-5-2.N). The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water (MCC 12-13-8.3). The Applicant shall be required to utilize any existing surface or well water for the primary source. If a surface or well source is not available, asingle-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 City Engineer. A draft copy of the pressurized irrigation system O&M manual must be submitted prior to development plan approval. 8. Staff recommends incorporating the gravity irrigation pipe that is shown in Lot 9, Block 4, into Lot 8, Block 4, thereby eliminating the need for Lot 9, Block 4. Free access to any control headgates located in the rear yard of Lot 8 would have to be guaranteed, and the type of pipe may need to be upgraded to provide a higher level of protection from accidental dig-in by the lot owner. The side yard easement on Lot 8 will need to be widened to provide space for the operation and maintenance of this ditch facility. Staff believes that this is a better alternative than creating, a potential strip of weeds that goes nowhere. d1-03-0'_9, PP-03-035, COP-03-050 Sheridan Place-Revised.AZ.PRC(IP Planning & Zoning Commission/Mayor & City Council P&Z Hearing Date: April 1, 2004 Page 12 9. A detailed fencing plan shall be submitted with the application for final plat. A 6-foot solid fence shall be required around the perimeter of the subdivision unless the City agrees in writing that such a fence is not required. Applicant shall address intended fencing design at the public hearings. 10. The applicant should consider changing the retention pond that is shown on the north end of Block 3 to asub-surface drainage facility since it appears that ground water levels won't be a problem on this site. 11. Revise note number 5 to provide 14-foot wide public utilities, drainage and irrigation easements along the 50-foot wide street section, and the standard 10-foot width on the 77-foot section. This extra width is necessary due to the sidewalk encroachment into the lots by 4-feet. 12. Where a sidewalk is located on an easement within a residential property, the setbacks noted on the PD Site Plan, and those noted in the PD Application shall reflect that front setbacks shall be measured from the back of sidewalk, not from the property line. 13. In accordance with MCC 12-13-10-8, Applicant shall provide 5-foot detached sidewalks adjacent to McMillan Road. Applicant shall also provide 4-foot detached sidewalks internally, as depicted on the preliminary plat and landscape plan with connection to the curb at intersections, as noted above. 14. Submit ten copies of a revised plat and landscape plan in compliance with the conditions of this report and the direction of the P&Z Commission at least 10 days prior to the next hearing on this project. GENERAL COMMENTS-PRELIMINARY PLAT Please submit a copy of the Ada County Street Name Committee's approval letter for the subdivision name, and the lot and block numbering. Make any corrections necessary to conform: 2. Coordinate fire hydrant placement with the City of Meridian Public Works Department. 3. A letter of credit or cash surety in the amount of 110% will be required for all fencing, landscaping, play equipment, pressurized irrigation, sanitary sewer, water, etc., prior to signature on the final plat. 4. Any pathways or micropaths within the proposed subdivision shall be designed in accordance with MCC 12-13-IS "Micropath Landscaping". 5. A detailed landscape plan, in compliance with the Landscape Ordinance, shall be submitted for the subdivision with the final plat application. AZ-03-W9, PP-03-035, CUP-03-Ofi° Sheridan PlaccRevised.AZ.PP.CUP Planning & Zoning Commission/Mayor & City Council P&Z Hearing Date: April 1, 2004 Page 13 6. Sidewalks within the proposed subdivision shall be built in accordance with MCC12-13- 10-8. 7. 250 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. Final design locations and quantity are determined after power designs are completed by Idaho Power Company. The street light contractor shall obtain design and permit from the Public Works Department prior commencing installations. 8. 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. Plans will need to be approved by the appropriate irrigation/drainage district, or lateral users association (ditch owner's), with written approval or non-approval submitted to the Public Works Department. If lateral users association approval can't be obtained, plans will be reviewed and approved by the meridian City Engineer prior to final plat signature. 9. Please submit all updated groundwater/soils monitoring data to the Public Works Department for review. Any drainage areas (detention/retentionbosins) must be designed to ensure that water is retained only during 100-year storm events, and for a period of fime not to exceed 24 hours. Side slopes within drainage areas shall not exceed 3:1. Any portion of a drainage area not improved with sod/grass seed (or other approved landscaping) shall not count towards the required open space area. The project engineer should pay close attention to the results of field studies determining the groundwater, sail type & and characteristics during the design and construction phases. The engineer shall be required to certify that the street centerline elevations are set a minimum of 3-feet above the highest established normal groundwater elevation. This is to ensure that the bottom elevation of the crawl spaces of homes is at least 1-foot above. 10. Any tree over 4" in caliper that is removed from the property shall be replaced by installing additional trees, being the equivalent number of caliper inches of trees that were removed. Required landscaping trees will not be considered as replacement trees for those trees that are removed. 11. Developer shall coordinate mailbox locations with the Meridian Post Office. 12. Any existing domestic wells and/or septic systems within this project will have to be removed from their domestic service per City Ordinance Section 9-1-4 and 9-4-8. Wells may be used for non-domestic purposes such as landscape irrigation. 13. Compaction test results must be submitted to the Meridian Building Department for all building pads receiving engineered backfill, where footing would sit atop fill material. AZ-03-W9, PP-0}035, CUP-03A60 Sheridan Place-Reviscd.AZ.PP.COP Planning & Zoning Commission/Mayor & City Council P&Z Hearing Date: April 1, 2004 Page 14 14. Staffs failure to cite specific ordinance provisions or terms of the approved annexation/conditional use does not relieve the Applicant of responsibility for compliance. STANDARDS FOR CONDITIONAL USES The Commission and Council shall review the particular facts and circumstances of each proposed conditional use in terms of the following and may approve a conditional use pennit if they shall find evidence presented at the hearing(s) is adequate to establish (11-17-3): A. That the site is large enough to accommodate the proposed use and all yards, open spaces, parking, landscaping and other features as may be required by this ordinance; Staff finds that the subject property is large enough to accommodate the requested use and all other required features. All residential lots are of adequate size and shape to accommodate homes that would comply with the proposed bulk and dimensional standards. B. That the proposed use and development plan will be harmonious with the Meridian Comprehensive Plan and in accordance with the requirements of this Ordinance; The current Comprehensive Plan Land Use Map designates the property as Medium Density Residential. Staff finds that if the modifications required in this report are done, the application will meet the requirements of the Planned Development and other Zoning Ordinances. See items A and C under Annexation and Zoning Analysis. C. That the design, construction, operation, and maintenance will be compatible with other uses in the general neighborhood and with the existing or intended character of the general vicinity and that such use will not adversely change the essential character of the same area; Staff finds the design concept to be compatible with the intended character of the area. See item E under Annexation and Zoning Analysis. D. That the proposed use, if it complies with all conditions of the approval imposed, will not adversely affect other property in the vicinity; Staff does not anticipate that the proposed development will have an adverse impact on the surrounding property. However, the Commission and Council should consider any testimony given at the public hearings before making this finding. E. That the proposed use will be served adequately by essential public facilities and services such as highways, street, police, and fire protection, drainage structures, refuse disposal, water, sewer or that the person responsible for the establishment of AZ-03-029, PP-03-03i, COP-03-060 Sheridan Pla<rRevised.AZ.PP C1IP Planning & Zoning Commission/Mayor & City Council P&Z Hearing Date: April 1, 2004 Page 15 proposed conditional use shall be able to provide adequately any such services; See comments under Annexation & Zoning Analysis item G. F. That the proposed use will not create excessive additional requirements at public cost for public facilities and services and will not be detrimental to the economic welfare of the community; See comments under Annexation & Zoning Analysis item H. G. That the proposed use will not involve activities or processes, materials, equipment, and conditions of operation that will be detrimental to any persons, property, or general welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or odors; See comments under Annexation & Zoning Analysis item I. H. That the proposed use will have vehicular approaches to the property which shall be so designed as not to create an interference with traffic on surrounding public streets; See comments under Annexation & Zoning Analysis item J. I. That the proposed use will not result in the destruction, loss or damage of a natural, scenic or historic feature considered to be of major importance. See comments under Annexation & Zoning Analysis item K. SPECIAL CONSIDERATIONS-CONDITIONAL USE PERMIT 1. Reduced Standards: The requested modifications from standard ordinance requirements are detailed on page 2 of this report. The Commission and Council should consider the appropriateness of the requested modifications. See Site Specific Condition #2. 2. Amenities: The proposed amenities for the planned development are depicted on the landscape plan and are described the applicant's letter. The first amenity is proposed to be a gazebo with a barbeque ($5,000 minimum per applicant's letter). The second amenity is proposed to be a tot lot playground ($4,000 minimum per applicant's letter). Both amenities are located on Lot 6, Block 3. Staff questions whether a $,4,000 minimum tot lot will be sufficient for the proposed development. According to Jim Haemker of Haemker General Contracting, who is a federally certified installer of playground equipment in the Meridian area, most of the commercial-grade play structures recently installed in Meridian Subdivisions cost approximately $15-20,000. Once you add in approximate costs for excavation ($800), curbnig ($2000), soft-fall engineered wood fiber ($2500), and installation ($5,000), the final cost can easily reach $25- 30,000). Homeowner-grade play structures can be found for around $4,000, but would AZ-03-029, PP-03-035, CUP-03-0fi0 Shaidau Plaze-Revued.AZ.PECUP Planning & Zoning Commission/Mayor & City Council P&Z Hearing Date: April 1, 2004 Page 16 not be appropriate for a subdivision common lot. The applicant should detail at the hearing the type of play structure intended for the subdivision. The Commission and Council should review these proposed amenities and determine if they are "appropriate to the size and uses of the proposed development" per Ordinance 12-6-2.3. Staff recommends approval of the amenities upon the above clarification. See Site Specific Condition #3. 3. Police Department Concerns: The Police Department is requesting a stamped concrete crosswalk for pedestrians east of the intersection of N. Schubert Way and E. Roaring Creek, crossing E. Roaring Creek Drive. They are also requesting that N. Schubert Way be posted as `No Parking' and that the applicant provide a parking plan for visitor parking prior to issuance of building permits on the project. See Police Department Conditions on pages 16-17. SITE SPECIFIC CONDITIONS (Conditional Use Permitl Applicant shall meet all of the requirements of the annexation and preliminary plat as a condition of the Conditional Use Permit. 2. The project shall conform to the modified dimensional standards, as follows: • Minimum lot frontage: 60 feet. • Minimum house size on Lots 10-12 & 14-19, Block 4 and Lots 2-8, Block 5 shall be 1,200; all other lots shall be 1,500 s.f. minimum. • The applicant is granted permission to exceed the 1,000-foot maximum block length as depicted on the approved plat; the longest block proposed is approximately 1,150 feet. • Setbacks for the entry of a garage will be measured from the back of sidewalk. 3. The following amenities are required for the project: Playground equipment and Gazebo with Barbeque. Amenities shall be installed as depicted on the landscape plan and as described during the public hearing. FIRE DEPARTMENT CONDITIONS 1. One and two family dwellings will require afire-flow of 1,000 gallons per minute available for duration of 2 hours to service the entire project. Fire hydrants shall be placed an average of 400' apart. International Fire Code Appendix D 2. Final approval of the fire hydrant locations shall be by the Meridian Fire Department. a. Fire Hydrants shall have the 4'/z" outlet face the main street or parking lot aisle. b. The Fire hydrant shall not face a street which does not have addresses on it. c. Fire hydrant markers shall be provided per Public Works spec. d. Locations with fire hydrants shall have the curb painted red 10' to each side of the hydrant location. AZ-03-029, PP-0J-033, CUP-03-060 SGn~idan Plaze-Revised.AZ.PP CUP Planning & Zoning Commission/Mayor & City Council P&Z Hearing Date: April 1, 2004 Page 17 e. Fire Hydrants shall be placed on corners. f. Fire hydrants shall not have any vertical obstructions to outlets within 10'. 3. The phasing plan may require that any roadway greater than 150' in length that is not provided with an outlet shall be required to have an approved turn around. 4. All entrance and internal roads shall have a turning radius of 28' inside and 48' outside. 5. Provide a 20' wide Fire Lane for all roadways. 6. A minimum of two points of access will be required for any portion of the project, which serves more than 50 homes. This shall be measured off of the center line of the street. 7. The roadways shall be built to Ada County Highway Standards and shall have a cleaz driving surface, available at all times, which is 20' wide. Streets with less than a 29' street width shall have no parking. Streets with less than 33' shall have parking only on one side. PARKS DEPARTMENT CONDITIONS 1. Pathway and Trail Standards: Pathway and Trail standards: The proposed pathway and/or trail shall meet the standards as set forth in the August 2003 Comprehensive Parks and Recreation System Plan, pgs. 3-2 and 3-3, sections B & C. 2. Standard for Mitigation of trees: The standazd established in the City of Meridian Landscape Ordinance will be followed. 3. Standard Plan for Protection of Existing Trees during Construction: The standard established in the City of Meridian Landscape Ordinance will be followed. POLICE DEPARTMENT CONDITIONS 1. The pedestrian access to the proposed tot lotJbarbeque area is not well-defined. The applicant shall submit a revised landscape plan that uses wallcway paving materials and landscaping to alert motorists to the pedestrian traffic. Place a stamped concrete or similar crosswalk east of the intersection of N. Schubert Way and E. Roaring Creek, crossing E. Roaring Creek Drive. 2. Maintain clear vision into the pedestrian path from the adjacent streets. 3. Since there is only 20 feet between the medians in N. Schubert Way and the adjacent curb, no parking will be allowed along Schubert from the entrance on McMillan Road to E. Roaring Creek. Prior to issuance of building permits, the applicant shall provide a pazking plan for the adjacent lots showing how additional guest parking will be AZ-03A29, PP-03-035, CUPA3-060 SMridav Place-Aevised.AZ.PP.CUP Planning & Zoning Commission/Mayor & City Council P&Z Hearing Date: April 1, 2004 Page 18 accommodated for each lot. Sign the street as `No Pazking' with 4 signs on each side of the street. RECOMMENDATION Staff recommends approval upon resolution of the following issues: 1. Sidewalks/pathway azound the substation, 2. outparcel legal description, 3. existing trees along McMillan that are shown as `to be removed' 4. street buffer width and other landscape plan modifications, 5. Mr. Buckley's access easement, 6. water supply 7. reduced dimensional standazds, 8. proposed amenities, 9. and the Police Dept. concerns. A2-03-0'9, PP-03-035, ccm-oi-060 Sheridan PlaccReuis<d.AZ.PP.CUP "~'~_ "'~ ~" Ada County Highway District 318 East 37th Sireet Dave E. Wynkoop 1st Vice President Garden City ID 83714-6499 Susan S. Eastlake, 2nd Vice President Phone (208) 387-6100 Sherry R. Huber, Commissioner FAX (208) 387-6391 Dave Bivens, Commissioner E-mail: tellus@ACHD.ada.id.us March 16, 2004 To: Doug Campbell 4070 West Nieman Meridian, Idaho 83642 Subject: f~PP03-035 ~sed SherirTan Place Subdivision McMillan Road and Locust Grove Road On March 16, 2004, the Ada County Highway District staff acted on your application for the above referenced project. The attached report lists site-specific requirements, conditions of approval and street improvements, which are required. If you have any questions, please feel free to contact me at 208-387-6174. Sincerely, ~~ Lori Den Hartog Senior Development Analyst Right-of-way & Development Services CC: Planning & Development project file City~ftMeridian Construction Services Drainage Utilities Engineering Solutions 150 E. Aikens Street, Suite B Eagle, Idaho 83616 Ada County ~-Iighway District Kight-of-Wm~ & Development Departrrae~at Planning Reri-ew Dirision This application requires Commission action due to this project is located within the North Meridian Planning Area and the applicant is requesting a modification of policy to utilize an existing driveway that intersects McMillan Road. This item is scheduled to be on the consent agenda on Wednesday November i9, 2003 at 6:30 pm. Tech Review for this item was held with the applicant on Friday November 7, 2003. On March 3, 2004 the District received a revised conditional use and preliminary plat application for this site. Tha revisions are shown in blue type and are approved at the staff level as of March 76, 2004. Please refer to the attachment for request for reconsideration guidelines. Staff contact.• Andrea N. Tuning, 208-387-6177- phone, 208-387-6393-fax, ~ztunino@achd ada icl us Flle Numbers: Sheridan Place/MPP03-035/MCUP03-060/MAZ03-029 Site address: North side of McMillan Road east of Locust Grove Road Owner: James Fuhrman 1860 East McMillan Road Meridian, Idaho 83642 Applicant: Doug Campbell 4070 West Nieman Meridian, Idaho 83642 Representative: Engineering Solutions, LLP 150 East Aikens Street, Suite B Eagle, Idaho 83616 Application Information: The applicant has submitted an application to the City of Meridian for annexation, rezone and preliminary plat approval. The applicant is requesting annexation and rezone approval of 26.63-acres and conditional use and preliminary plat approval of 15.34-acres. The site is currently zoned RUT and is proposed to be rezoned to R-8. The applicant is proposing to construct a 50-lot single-family residential subdivision on 15.34-acres. The site is located on the north side of McMillan Road just east of Locust Grove Road. Acreage: Annexation - 26.63-acres CU and Preliminary Plat - 15.3~i-acres Current Zoning: RUT Proposed Zoning: R_g Buildable Lots: 50-lots (Original was 46 lots.) Common Lots: 15-lots Vicinity Map Original Application r 0 Ae 2. 3. ME0.0pW CFEEK Revised Application ~ ~SRE-il Eaxw cfi.e =.u i i!ry ~ ax ~nawa~~.... v' ~ ,: Trip Generation: This development is estimated to generate 490 additional vehicle trips per day (10 existing) based on the Institute of Transportation Engineers Trip Generation Manual. Impact Fees: There will be an impact fee that is assessed and due prior to issuance of a building permit. The assessed impact fee will be based on the impact fee ordinance that is in effect at that time. Traffic Impact Study: A traffic impact study was not required with this application. The following is the executive summary of the North Meridian Traffic Study: The proposed 12-square mile study area between US 20/26 and Ustick Road and between McDermott Road and Eagle Road has been examined by the Ada County Highway District (ACRD) for anticipated development build out. The following are the principal findings and recommendations of the study: • The study area is anticipated to develop an additional 17,599 dwelling units, 2,744,000 sq. ft of office buildings, 1,929,000 sq.ft. of retail buildings, 12 elementary schools, 2 senior high schools, 2 junior high schools, 38,260 sq, ft of church buildings, and approximately 60 acres of park, at full build out. • The build out scenario of the study area is projected to generate an average daily traffic (ADT) of 276,764 vehicles per day (vpd), of which the peak hour traffic (PHT) will be 28,206 vehicles per hour (vph). Out of these trips approximately 10% of the trips remain internal within each section, and 6% of the trips are pass-by trips. • The distribution of the traffic from all of the study area sections indicate that approximately 30% traffic directed towards south, 27% of the traffic directed towards east, 21% of the traffic directed towards west and north. The remaining 22% of the traffic is distributed within the study area. • At build out, traffic on the arterials is expected to significantly increase. • All of the arterial intersections in the study area are currently operating at acceptable level of service of "C" or better. • The majority of study intersections are projected to meet the peak hour traffic signal warrants at full build out of the area. • Several mid-mile intersections may warrant traffic signals due to the heavy left turn traffic volume. • At full build out, the following improvements may be anticipated within the study area: 0 5-lane road section with right turn lanes at some arterial and access intersections: Chinden Boulevard, McMillan east of Black Cat, Ustick east of Black Cat, Linder, Ten Mile, Meridian south of McMillan, and Locust Grove at Ustick. 0 3-lane road section with right turn lanes at some arterial and access intersections: McMillan west of Black Cat, Ustick west of Black Cat, McDermott, Black Cat, Meridian north of McMillan, and Locust Grove. Due to the large number of inquiries and submitted development applications in this area, staff and the development community realiaed that the potential for development in this area is significant and the traffic impact studies that each individual developer was submitting did not include the major surrounding developments that are "in the works". Based on development patterns in this area, and the concern surrounding the abutting roadways, ACRD hired Washington Group to conduct a traffic impact study of the northwestern Meridian area from Ustick Road to Chinden Boulevard, and from McDermott Road to Eagle Road. The study was necessary to determine what types of roadway improvements, especially at intersections, would be needed to accommodate the traffic in this area at full build out. One option for funding improving these roadways is the implementation of an extra-ordinary impact fee overlay district. This applicant will be subject to extraordinary fees, should an overlay district be implemented in this area. 4. Site Information: The site currently has an existing single-family residential home. 5. Description of Adjacent Surrounding Area: a. North: Vienna Woods Subdivision b. South: 10.11-acre site owned by Idaho Power and a 60.323-acre site with asingle-family residence c. East: Edinburgh Place Subdivision and a 1.0-acre site with asingle-family residence d. West: An 8.020-acre site with asingle-family residence, 3.380-acre site with asingle-family residence and a 5.120-acre site with asingle-family residence 6. Impacted Roadways McMillan Road: Frontage: 335-feet Functional Street Classification: Minor arterial Traffic count: East of Locust Grove Road was 5,135 on 6-20-01 Level of Service: Currently better than C Speed limit: 50 MPH. An acceptable level of service fora 2-lane minor arterial is a level of service E or better. To obtain a level of service E or better a roadway should have less than 15,499 vehicle trips per day. Roadway Improvements Adjacent To and Near the Site McMillan Road is currently improved with 2-traffic lanes with NO curb, gutter or sidewalk abutting the site. McMillan Road is improved with sidewalk abutting Edinburgh Place Subdivision. 8. Existing Right-of-Way McMillan Road currently has 50-feet of right-of-way (25-feet from centerline). 9. Existing Access to the Site The site has an existing 20-foot wide driveway that intersects McMillan Road at the east property line. 10. Site History The District has not previously reviewed a development application for this site. 11. Capital Improvements Plan/Five Year Work Program This segment of McMillan Road is not scheduled in the District's Five Year Work Program. This segment of McMillan Road is scheduled as project #73 in the Capital Improvements Plan, McMillan Road is anticipated to be reconstructed as a 5-lane roadway with curb, gutter, sidewalk and bike lanes within 96-feet of right-of-way in the year 2015, 12. Other Development in Area Staff has been receiving large amounts of inquiries from developers in the north Meridian area. Many developers are prepared to plat entire section-miles, and have site plans developed. The preliminary plans generally include upwards of 700 to 900 residential lots, schools, office/commercial lots, and city and neighborhood parks. The following list is a compilation of developments that the District has approved recently within this identified area: • On October 17, 2001 the Commission approved a rezone and preliminary plat application for an 8-lot industrial subdivision on 34.6-acres (Utility Subdivision). Note: Later denied by City of Meridian. • On November 7, 2001 the Commission approved a rezone and annexation application for 370- acres. The Commission also approved a preliminary plat for 336-lots on 175-acres and conditional use approval for a total of 692 single-family residences, 59 senior housing units, 17 office lots, 10 commercial lots, and an elementary school (Bridgetower Subdivision). • On February 6, 2002, the Commission approved a preliminary plat application fora 272-lot residential subdivision on 78-acres (Baldwin Park). • On April 17, 2002, the Commission approved a preliminary plat application fora 285-lot subdivision on 75-acres (Heritage Commons Subdivision). • On May 22, 2002, the Commission approved a preliminary plat application for an 876-lot mixed- use subdivision. The subdivision consisted of 862 single-family dwellings, 171 multi-family dwellings, 11 office buildings, 1 commercial building, 1 fire station, 1 city park and 1 private park (Lochsa Falls Subdivision). • On July 17, 2002, the Commission approved a request for approval for an annexation and rezone fora 135,000 square foot Middle School within the Meridian School District. • On August 21, 2002, the Commission approved a preliminary plat application fora 144-lot residential subdivision on 43-acres (Sundance Place Subdivision). • On August 28, 2002, the Commission approved a preliminary plat application fora 12-lot residential subdivision on 5-acres (Drawbridge Subdivision). • On October 23, 2002, the Commission approved an 89-lot residential subdivision on 15.4-acres (Cobblefield Crossing Subdivision). • November 6, 2002, the Commission approved a 327-lot residential subdivision and 1 school site on 120-acres (Havasu Creek Subdivision). • On November 6, 2002, the Commission approved a 3-lot commercial subdivision that is anticipated to include a new Meridian School District Educational Campus that will include one elementary school, two senior high charter schools, two senior high professional technical high schools and one District administration building on 39-acres (Education Campus Subdivision). • On November 20, 2002, the Commission approved, Burney Glen Subdivision, a 117-lot single- family residential subdivision on 36-acres • On November 26, 2002, the Commission approved Cedar Springs Noiih Subdivision, a 229-lot mixed-use subdivision consisting of 184-single-family residential lots, 12-office lots, 32-common lots and 1-lot that is anticipated to redevelop into attached single-farnily residential lots (town houses). • On January 8, 2003, the Commission approved Watersong Estates Subdivision, a 125-lot singla- family residential subdivision located on 39.92. • On January 15, 2003, the Commission approved Silverleaf Subdivision, a 73-lot mixed-use subdivision. The subdivision is proposed to contain 72-single-family residential lots and 1- elementary school lots located on 38.65-acres. • On January 29, 2003, the Commission approved Parkstone Subdivision, a 334-mixed-use subdivision proposed to contain 275-single-family residential lots; 52-townhouse lots, 4-office lots, 2-commercial lots and 1-mini storage lot. • On February 19, 2003, the Commission approved Setter Cove Subdivision, a 16-lot single-family residential subdivision located on 10-acres. • On March 19, 2003, the Commission approved Paramount Subdivision, an 847-lot mixed-use subdivision proposed to contain 764 single-family residential lots, 5-commercial and office lots, 73-townhouse lots, 1multi-family lot (270 apartments), a community center, 1-elementary school lot, 1-high school lot and 2-church lots on 392-acres. • On April 23, 2003, the Commission approved Birchstone Creek Subdivision, a 98-lot residential subdivision consisting of 89 single-family lots, an elementary school site and 8 common lots on 34.5-acres. • On May 28, 2003, the Commission approved Blooming Meadows Subdivision, a 62-lot residential subdivision consisting of 32-single-family lots, 30 multi-family lots and 8 common lots on 11.3- acres. • On July 2, 2003, the Commission approved Kelly Creek Subdivision, a 230-lot mixed-use subdivision consisting of 216 single-family lots and 14-commercial/office lots. • On November 12, 2003, the Commission approved Saguaro Canyon Subdivision, a 461-lot single-family residential subdivision on 140.25-acres. • On November 19, 2003, the District approved Cobblefield Crossing #2, a 39-lot residential subdivision on 7.98-acres. If staff examines each development individually, the roadway system appears adequate, but when staff begins to add in a second or third large-scale development, the traffic capacities of the surrounding roadways reach their 2020 planning thresholds. One option for funding improving these roadways is the implementation of an extra-ordinary impact fee overlay district. This application may also be subject to any extraordinary fees that the District may impose. B. Findings for Consideration Right-of-Way District policy requires 96-feet of right-of-way on arterial roadways (Figure 72-F1 B). This right-of-way allows for the construction of a 5-lane roadway with curb, gutter, 5-foot concrete detached sidewalks and bike lanes. 5 The applicant should dedicate 48-feet of right-of-way from the centerline or 38-feet of right-of-way from the centerline of McMillan Road abutting the parcel by means of a warranty deed. The right-of- way purchase and sale agreement and deed must be completed and signed by the applicant prior to scheduling the final plat for signature by the ACHD Commission or 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 paid the fair market value of the right-of-way dedicated which is an addition to existing ACHD right-of-way if the owner submits a letter of application to the impact fee administrator prior to breaking ground, in accordance with the ACHD Ordinance in effect at that time (currently Ordinance #198), if funds are available. Sidewalk District policy requires 5-foot wide (minimum) concrete sidewalk on all arterial streets. If the applicant dedicates 48-feet of right-of-way from the centerline, the applicant should construct a sidewalk located a minimum of 41-feet from centerline. If the applicant dedicates 38-feet of right-of-way, the applicant should construct a 5-foot concrete meandering sidewalk located within the landscape buffer and provide the District with an easement for the sidewalk. 3. Roadway Offsets District policy 7204.11.6, requires local roadways to align or offset a minimum of 300-feet from an arterial roadway (measured centerline to centerline). The applicant is proposing to construct the main entrance, North Schubert Way, to intersect McMillan Road approximately 180-feet west of the east property line. This roadway location meets District policy and should be approved with this application. All of the internal roadways meet minimum offset requirements and should be approved with this application. 4. Stub Streets District policy 7205.5 states that stub streets will be required to provide intra-neighborhood circulation or to provide access to adjoining properties. Stub streets will conform with the requirements described in Section 7204.5, 7204.6 and 7204.7, except atemporary cul-de-sac will not be required if the stub street has a length no greater than 150-feet. A sign shall be installed at the terminus of the stub street stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". In addition, a stub street must meet the following conditions: 1. A stub street shall be designed to slope towards the street intersection and drain surface water toward that intersection, unless a satisfactory storm drain system is installed. 2. The District may require appropriate covenants guaranteeing that the stub street will remain free of obstructions. The applicant is proposing to extend three stub streets and construct one new stub street. The applicant is proposing to eMend North Schubert Avenue from the north property line. This stub street was approved and constructed as a part of Vienna Woods Subdivision. Staff is supportive of the applicant's proposal to extend North Schubert Avenue due to the fact that stub streets are an essential component in any community. Stub streets provide secondary access for emergency services, eliminate multiple access points to major roadways (collector and arterial roadways), reduce vehicle miles traveled, connects neighborhoods and can increase the sense of community in the area. The applicant is proposing to extend East Meadow Creek Drive from the east property line. This stub street was approved and constructed as a part of Edinburgh Place Subdivision. Staff is supportive of the applicants proposal to extend East Meadow Creek Drive due to the fact that stub streets are an essential component in any community. Stub streets provide secondary access for emergency services, eliminate multiple access points to major roadways (collector and arterial roadways), reduce vehicle miles traveled, connects neighborhoods and can increase the sense of community in the area. `f'ti~ apphcani is rrc'--~~ i~~a to e~~~ ,rid R2d~~icF: liel,ic into the site and i~r;,vrJa ~~ nia ;te-sa _ r~~+7t~ro~,.nii, hls stleef Was appli3VB;.l Bing ~:'JfIa,YUCt*-~l i5 lic i't Uf EC11nbU~gh ~c'1 _~ ~:.int~I~J15k ~, ,it:lff I~ ~l_Il~"07[I~/~' of the epplicant~s hrc,p.~sal to e;aend FiadUl~uk Uri~~e, The applicant is proposing to construct a stub street to the west property line approximately 650-feet north of McMillan Road. This stub street extends to a 5.120-acre site and a 3.38-acre site. Staff is supportive of the applicant's proposal to construct a stub street in this location. Due to the fact that this stub street is proposed to be less than 150-feet in depth, the applicant will not be required to provide a temporary turnaround. The applicant will be required to install a sign at the terminus of the roadway stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE": There is an existing stub street that is located within the Edinburgh Place Subdivision. This stub street was constructed to Edinburgh Place Subdivision's west property line and was intended to serve the 1.5-acre parcel that separates the subject parcel from Edinburgh Place Subdivision. The applicant has completed a preliminary design on the 1.5-acre parcel. The design shows the existing stub street within Edinburgh Place being extended into the 1.5-acre parcel and terminating with a standard cul-de-sac turnaround. The preliminary design appears to meet the requirements of the City of Meridian and the District. Due to the fact that the 1.5-acre parcel will be able to develop in the future, staff is supportive of the applicant's decision to not stub to the east property line approximately 400-feet north of McMillan Road. 5. Street Sections District policy 7204.4.2 states, "developments with any buildable lot that is less that 1.5-acres in size will typically provide streets having a minimum pavement width of 32-feet with curb, gutter and sidewalks. The total street width shall be 36-feet from back-of-curb to back-of-curb. Variations of this width may be allowed, depending on traffic volumes forecast to be generated by the development. Concrete sidewalks shall be a minimum of 5-feet in width unless they are separated from the curb 5- feet or more in which case the sidewalk shall be a minimum of 4-feet in width. The applicant is proposing to construct all of the internal roadways as 36-foot street sections with curb, gutter and sidewalk within 50-feet of right-of-way. This street section meets District policy and should be approved with this application. 6. Driveways District policy 72-F5, requires driveways located on collector or arterial roadways with a speed limit of 50 to align or offset a minimum of 255-feet from any existing or proposed driveway. 7 Modification of Policy The applicant is proposing to utilize the existing 20-foot wide driveway that intersects McMillan Roacl at the east property line. This driveway is proposed to serve the existing single-family residence and is proposed to intersect McMillan Road approximately 115-feet west of Schubert Way (the main entrance to the subdivision). The applicant is pro;~osing to utilize the existing driveway due to the fact that the existing home and garage are oriented in such a way that the garage could not be accessed from North Schubert Way. District policy requires driveways on arterial roadways with a speed limit of 50 MPH to offset a minimum of 255-feet, but is supportive of the applicant's proposal to utilize the existing driveway. Staff is supportive of utilizing the existing driveway due to the fact that: • The home is oriented in a manner that the homeowner could not access the garage from Schubert Way and • The single-family is anticipated to generate approximately 10 VTPD '"`If the existing single-family residential home redevelops (changes use or is removed from the site), t'ie parcel will be required to take access from the internal street. Islands/Medians District policy 7202.7 and 7207.5 requires 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. The applicant is proposing to construct center islands/medians within the public right-of-way of Schubert Way. The District and the Fire Department require that the applicant provide a minimum of a 20-foot street section on either side of any proposed center island within the public roadway. The medians should be constructed a minimum of 4-feet wide to total a minimum of a 100-square foot area. 8. Other Access McMillan Road is classified as a minor arterial roadway. The District restricts access to arterial roadways. Other than the access points that have specifically been approved with this application, direct lot access to McMillan Road is prohibited. Notes of this restriction shall be placed on the final plat. C. Site Specific Conditions of Approval Dedicate 48-feet of right-of-way from the centerline (or 38-feet of right-of-way from the centerline) of McMillan Road abutting the parcel by means of a warranty deed. The right-of-way purchase and sale agreement and deed must be completed and signed by the applicant prior to scheduling the final plat for signature by the ACHD Commission or 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 paid the fair market value of the right-of-way dedicated which is an addition to existing ACRD right-of-way if the owner submits a letter of application to the impact fee administrator prior to breaking ground, in accordance with the ACHD Ordinance in effect at that time (currently Ordinance #198), if funds are available. 2. If the applicant dedicates 48-feet of right-of-way from the centerline, construct a sidewalk located a minimum of 41-feet from centerline. OR If the applicant dedicates 38-feet of right-of-way, construct a 5-foot concrete meandering sidewalk located within the landscape buffer and provide the District with an easement for the sidewalk. 8 3. Construct the main entrance, North Schubert Way, to intersect McMillan Road approximately 180-feet west of the east property line, as proposed. 4. Extend North Schubert Avenue from the north property line, as proposed. 5. Extend East Meadow Creek Drive from the east property line, as proposed. ~. Extend Red~,vick Drive from the east propel iy li,ie into the siie, as pro©c~ed_ 7. Construct a stub street to the west property line approximately 650-feet north of McMillan Road, as proposed. Install a sign at the terminus of the roadway stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". 8. Construct all of the internal roadways as 36-foot street sections with curb, gutter and sidewalk within 50-feet of right-of-way, as proposed. 9. Utilize the existing 20-foot wide driveway that intersects McMillan Road at the east property line, as proposed. 10. Construct center islands/medians within the public right-of-way of Schubert Way. Provide a minimum of a 20-foot street section on either side of any proposed center island within the public roadway. Construct the medians to be a minimum of 4-feet wide to total a minimum of a 100-square foot area. 11. Other than the access points that have specifically been approved with this application, direct lot access to McMillan Road is prohibited. Notes of this restriction shall be placed on the final plat. 12. Comply with all Standard Conditions of Approval. D. Standard Conditions of Approval 1. Any existing irrigation facilities shall be relocated outside of the right-of-way. 2. All utility relocation costs associated with improving street frontages abutting the site shall be borne by the developer. 3. Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the construction of the proposed development. Contact Construction Services at 387-6280 (with file number) for details. 4. Utility street cuts in pavement less than five years old are not allowed unless approved in writing by the District. Contact the District's Utility Coordinator at 387-6258 (with file numbers) for details. 5. 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. 6. 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. 7. 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. 8. Payment of applicable road impact fees are required prior to building construction in accordance with Ordinance #198, also known as Ada County Highway District Road Impact Fee Ordinance. 9. It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. 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. 10. 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 applicants 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. 11. 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. E. Conclusions of Law The proposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval are satisfied. 2. ACRD 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. Attachments 1. Vicinity Map 2. Site Plan 3. Request for Reconsideration Guidelines 10 VICINITY MAP Original 1 -_--_--- ~ r- _----- ____ .-------__ _~_ -- - _---- - ,_ __ I- -L- I ~~ -i -- ~_ I~- --- I -~1-1. ~__--~-1--1_ i_ 1_ 11 Vicinity Map Revised 12 bequest for A~-~~~~-~a~ ~f ~t~`ff ~eci~ic,l°r kppeal Of Starf tJECiSron; The l;omi7~l»I, ~i} ~~~;~il h9Rr c'!IV i (~ UJ~ i~ l ~ l ~?i i, ._I afalil rii_ C?r +.i= f ~ i I ~i i9~ ,i i ~ ~.~ to ~ Ci RCrV',C)S f ~ ~ i, t .. rl i , a'i Y >7, f ~; 1 I 1 I,y' ali~,, l tila` fl tl i~~ ~J' 1 P i °re^~ i ~Ci r, ; Ir .r11) l .I ~ C )i f r it , d,'I Ii~~ ~~lil c~i' of tri reCe=l1 ~ fd , i,r n `a, i ids ~ ~,_;] fill' C i -f p~ lae, 21 n,_ J ii.~, r6t1,1 7 ~-N.J}°..i -f Uir~ 1YI~y' dn~i CapYIU_~LI5i,' I rli~ IN~i f~ ..:!.+;l~a; ur ~ri7~;rcamenC ~r [~ a ar }iC r'nli y f lariu=~.I. a. Fli n~) Fe ~lh°. ~)rfln,l di'1 i nl'l,i, tfOnl timF t(1 tl~n2.:~ l Y°li_ol`J ~'~' r'~2> ~~ ~ ~ ;:j"l; ~7,; ~_I try pt~idG ii lr r0l'th-iq>favhl,lfi, ~lhlaeals, t0 COV2r aG'lil!IL,I7'~ti'/ -.j,t_,,. Initiation: An appeal is initiated by tiro flung of a written-i rr~tit:>a of a.ppe~d u~rith Che Sacrei•=dy of Highway Systems wiiirh rnusl i~~ tiled within tern {101 ~~,^~rlGnG d r ~~ morn tlia c]ate ~,# trra decision [hat is the sublecf of the appeal. The notice ~~f a.Njaai sl,-ill refer r., ihr ci.;r:rsiori being appaaieci, identify the appellant by name, address and telepnor~a num'oer and state: th ~~ grounds fur the appeal. The grounds shall include a wittten summary of the provisions of the policy relevant to the ap~~aal a;'~d/or the facts and la~.w ralierl upon and shad include a written argument in support o1 the appeal. The Commission shah not consider e notice of appeal that does not cnrnply with the ~lrp+/isions of this subsecticrr~. c. Time to Reply: The ROWDS Manager shall have ten (10j u+/orking days from the date of the filing of the notice of appeal to reply to the notice of the appeal, and may during such time meet with tl~e appellant to discuss the matter, and may also consider and/or modify the decision that is being appealed A copy of the reply, and any modifications to the decision being appealed will be provided to the appellant prim to tine Commission hea.rring on the appeal. d. Notice of t-leaning: Unless otherwise agreed to by the appellant, the hearing of the appeal will be noticed and scheduled on the Commission agenda at a regular meeting to be held within thirty (30) days following the delivery to the appellant of the ROWDS Manager°s reply to the notice ofi appeal. A copy of the decision being appea.lad, the notice of appeal and the reply shall be delivered to the Commission at least one (11 week prior to the hearing. e. Action by Commission: Following The hearing, the Commission shall either affirm cir reverse, in whole or part, or otherwise modify, amend or supplement the decision being appealed, as such action is adequately supported by the law and evidence presented at the hearing. 13 RECEIVED MAR ~ 2 2004 City of Meridian City Clerk Office '~2a.H~r~ia. & ~~icdicu~ ~Ivr~ ~~tia,bt ~urt~uct 1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-4395 FAX # 208-463-D092 ~. ~-I~IaCCh, 2004 Phones: Area Code 208 OFFICE: Nampa 466-7861 Wr111am G. BaIg Jr. SHOP: Nampa 466-0663 City Clerk City of Meridian 33 East I - A,ye. ~ 8~fx}2 RE: REVISED PP 03-035; Sheridan Place Dear WiII: Nampa & Meridian Irrigation District has no comment on the above referenced application for REVISED Preliminary Plat approval of 50 building lots and 15 other lots on 15.34 acres in a proposed L-d zone for Sheridan Place Subdivision. Thank you, Bill Henson Asst. Water Superintendent Nampa & Meridian Irrigation District BH/dbg C: Water Superintendent File - OfficelShop MAYOR Tammy de Weerd CITY COUNCIL MEMBERS Shaun Wardle William L. M. Nary Charles M. Rountree Keitli Bird ,~ .,~ -. "i-i. j~~.. A ~' '~''r '~ CITY OF 1 ~, C~ri~icn~ -wf `~ ~, IDAHO /% c e Y r~'~TRE. SURE ~'~ ~ pXtE ',1903 LEGAL DEPARTMENT (208) 466-9272+ FAX 466-4405 PARKS & RECREATION (208) 888-3579 • Fax 898-5501 PUBLIC WORKS (208) 898-5500 • Fax 887-1297 BUILDING DEPARTMENT (208) 887-2211 • Pax 887-1397 PLANNING & ZONING (208) 884-5533 • Fax 888-6354 TRANSMITTALS 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 and Zoning Commission, please submit your comments and recommendations to Meridian City Clerk's Office Attn: Will Berg, City Clerk, by: March 25, 2007 Transmittal Date: March 1, 2004 Hearing Date: April 1, 2004 File No.: REVISED PP 03-035 Request: Preliminary Plat approval of 50 building lots and 15 other lots on 15.34 acres in a propsoed L-O zone for Sheridan Place Subdivision By: CMD, Inc. Location of Property or Project: north of East McMillan Road and east of North Locust Grove Road David Zaremba, P/Z (No vAR, vac, FP) David Moe, P/Z (No VAR, VAC, FP) Wendy Newton-Huckabay, P2 (NO vAR, vac) Michael Rohm, P/Z (No VAR, VAC, FP) Keith BonJp, P/Z (No VAR, VAC, FP) Tammy de Weerd, Mayor Bill Nary, C/C Charlie Rountree, C/C Keith Bird, C/C Shaun Wardle, C/C Water Department Sewer Department Sanitary Service (No VAR, VAC, FP) Building Department Fire Department Police Department City Attorney City rneer y Planner Parks Department Meridian School District (No FP) Meridian Post Office (FP/PP only) Ada County Highway District Ada County Development Services Central District Health Nampa Meridian Irrig. District Settlers Irrigation District Idaho Power Co. (FP/PP onryl QWBSt (FP/PP only) Intermountain Gas (FP/PP only) Bureau of Reclamation (FP/PP oMy) Idaho Transportation Department (No FP) Ada County (Annexation onty) Ada County Land Records (FP/PP only) Meridian Development Corporation Historical Preservation Commission Your Concise Remarks: MAR 1 1 2C~~t City Of Meridian City Clerk Office 33 EAST IDAHO AVENUE • MERIDIAN, IDAHO 83642 • (208) 888-4433 City Clerk OII'ice Fax (208) 888-4218 Human Resources Fax (208) 884-8723 Finance & Utility Billing Fax (208) 887-4813 f MAYOR Tammy de Weerd CITY COUNCIL MEMBERS Shaun Wazdle William L. M. Nary Charles M. Rountree REVISED PP 03-035 Preliminary Plat approval of 50 building lots and 15 other lots on 15.34 acres ~.. ~~,,QQ ,,~~'' CITY OF 1•r^' C~VCeY1G~1G~-Y! ~'` it IDAHO Keith Bird ~ °` ~ Ae^sunE ~'"'~ '~i'v"oa PLANNING & ZONING (208) 884-5533 • Fax B88-6854 TRANSMITTALS 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 and Zoning Commission, please submit your comments and recommendations to Meridian City Clerk's Office Attn: Will Berg, City Clerk, by: March 25, 2007 Transmittal Date: March 7, 2004 Hearing Date: April 1, 2004 File No.: Request: By: Location in a propsoed L-O zone for Sheridan Place Subdivision or LEGAL DEPARTMENT (208) 466-9272 • FAX 466-4405 PARKS & RECREATION (208) 888-3579 • Fax 898-5501 PUBLIC WORKS (206) 898-5500 • Fax 887-1297 BUILDING DEPARTMENT (208) 887-2211 • Fax 887-1297 David Zaremba, P/Z (No VAR, vAC, FP) David Moe, P2 (No VAR, VAC, FP) Wendy Newton-Huckabay, P/Z (No VAR, VAC) Michael Rohm, P/Z (No vAR, VAC, FP) Keith Borup, P/Z (No VAR, VAC, FPJ Tammy de Weerd, Mayor Bill Nary, C/C Charlie Rountree, C/C Keith Bird, C/C Sha ardle, C/C ater Department Sewer Department Sanitary Service (No VAR, VAC, FP) Building Department Fire Department Police Department Meridian School District (No FP) Meridian Post Office (FP/PP only) Ada County Highway District Ada County Development Services Central District Health Nampa Meridian brig. District Settlers Irrigation District Idaho Power Co. (FP/PP omyl QWest (FP/PPonty) Intermountain Gas (FP/PP only) Bureau of Reclamaiion (FPiPP onty) Idaho Transportation Department (No FP) Ada COUnty (Annexaffon only) Ada County Land Records (FPiPP only) --~~Iy,T~,endian Development Corporation 'Yfi~t~ciAebAraservation Commission city attorney Your Concise Remarks: City Engineer City Planner Parks D~ep(a~rtm°^' a `~'~.J ~` MAR - 3 ~"`~''3 1'I1'Ili id F LUI~`I 1~Ti PID~ City Uf Meridian CI'~~ ~~~]p_ TEE, DEPT. i.'.ity t;lerk Office ~j~i~~3~~`ST IDAHO AVENUE • MERIDIAN, IDAHO 83642 • (208) 888-4433 City Clerk Otfice Fax (208) 888-4218 Human Resources Fart (208) 884-8723 Finance & Utility Billing Fax (208) 887-4813 CITY OF MERIDIAN PUBLIC HEARING SIGN-UP SHEET DATE April 1, 2004 ITEM # 13 PROJECT NUMBER REVISED PP 03-Q35 PROJECT NAME Sheridan Place Subdivision NAME PLEASE PRIN FOR AGAINST NEUTRAL ~~ UJ s !« ~~~~ x x Q ~~~~ ~ C Sct-rr~~~ ~I B~.G `r,~,J ~ c„_, wo ~~ w ~ ~.e,~~ c~ o. ~ ~.w ~ v~lo-e v~ X