HomeMy WebLinkAboutHacienda Subdivision AZ
AZ 04-034
MERIDIAN PLANNING 8. ZONING MEETING January 20, 2005
APPLICANT Javo Construction ITEM NO. 8
REQUEST Public Hearing: Annexation and Zoning of 19.63 acres from a RUT zone to a
R-8 zone for Hacienda Subdivision - 6000 North Meridian Road
CITY PLANNING DIRECTOR:
CITY ATTORNEY
See attached Staff Comments
COMMENTS
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AGENCY
CITY CLERK:
CITY ENGINEER:
CITY POLICE DEPT:
CITY FIRE DEPT:
CITY BUILDING DEPT:
CITY WATER DEPT:
CITY SEWER DEPT:
CITY PARKS DEPT:
No Comment
MERIDIAN SCHOOL DISTRICT:
SANITARY SERVICES:
ADA COUNTY HIGHWAY DISTRICT:
CENTRAL DISTRICT HEALTH:
NAMPA MERIDIAN IRRIGATION:
SETTLERS' IRRIGATION:
No Comment
IDAHO POWER:
INTERMOUNTAIN GAS:
OTHER:
contacted::5ln.~ ,j kßJ.e.R
Emailed:
Date: (/I~l)~ Phone: 9:Sf- 3f//}J ~
Staff I ¡tiats: I.R
Materials presented at pubßc meetings shall become property oI1he CIty 01 Meridian.
CITY COUNCIL MEMBERS
Keith Bini
Christine Donnell
Shaun Wardle
Charles M. Rountree
cM'e~di ân
IDAHO
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MAYOR
Tammy de Ween!
CITY HALL
(208) 888-4433 - Fax 887-4813
PUBLIC WORKS
BUILDING DEPARTMENT
(208) 887-2211 - Fax 898-9551
LEGAL DEPARTMENT
(208) 466-9272 - FAX 466-4405
MEMORANDUM:
P&Z Hearing Date: JanuaTY 20,2005
Transmittal Date: January 18,2005
Re:
Mayor, City Council and Planning & Zoning Commission
- ~rad Hawkins-ClaTk, Principal City Planner ~
Bruce Freckleton, Development Services Manager ~
Hacienda Subdivision
¡RECEIVED
JArl 1 B 2005
To: -
From:
City Of Meridian
City Clerk Office,
Annexation and Zoning of 19.63 Acres from RUT (Ada County) to R-8 Zone,
by Doug Jayo (File No. AZ-04-034).
.
.
Preliminary Plat Approval of Ninety-eight (98) Building Lots and Twenty-
seven (27) Other Lots on 19.63 Acres in a Proposed R-8 Zone, by Doug Jayo
(File No. PP-04-043).
.
Conditional Use Permit Approval for a Planned Development for a
Residential Subdivision with Reduced Lot Frontages, Reduced Lot Sizes, and
Zero Lot Lines, including Clubhouse and Swimming Pool, by Doug Jayo (File
No. CUP-04-052).
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:
[1/6/05 Revision Note: This staff report is based on the revised Preliminary Plat/Site Plan,
dated 1/6/05, which accommodated ACHD conditions. The original Preliminary Plat/Site Plan
was dated 11/10/04. ACHD required the applicant to add two (2) stub streets to the plan - one to
the north and one to the east - and to add a landscape island at the mid-block within Rio Colinas
Street. These modifications resulted in the applicant addinf! one (1) detached unit and losinf! one
(1) attached unit. Even though the number of common lots increased by one (1), since the
number of buildable lots remained the same the City did not require the applicant to re-notice
the hearing. (See below for further explanation.) }
AZ-04-034, PP-04-043, CUP-O4-052
Hacienda Subdivision. AZ.PP.CUP
Planning & Zoning Commission/Mayor & City Council
Transmittal Date: January 18,2005
Page 2
APPLICATIONS SUMMARY
The applicant, Doug Jayo, has applied for Annexation and Zoning, Preliminary Plat and
Conditional Use Permit (CUP) approval of a Planned Development (PD) consisting of 125 lots
(98 buildable) on 19.63 acres of land generally located on the east side of N. Meridian Road,
approximately IAmile south of Chinden Blvd. There is an existing residence with a detached
garage and other amenities in the middle of the site. The north boundary of the property abuts
approximately 10 acres of undeveloped land owned by the Holy Apostles Catholic Church. The
subject property is presently zoned RUT in Ada County and the applicant has requested the
entire 19.63 acres be zoned R-8. The CUP/PD application proposes reductions to the R-8 zone
dimensional standards (see further description below). The 2002 Future Land Use Map
designates all of the property as Medium Density Residential.
The preliminary plat application is for 61 single family detached and 37 single family attached
residential lots and 28 common lots on 64.48 acres. It is a single phase development. The
buildable lots range in size from 2,851 to 10,410 square feet. The common lots include a linear
open space lot to accommodate a private pathway through the center block (being extended
along the North Slouth), a lot for the clubhouse and pool, a 35-foot street buffer along N.
Meridian Road, and several landscaped lots. The total amount of open space (excluding street
buffers) is 2.85 acres, or 14.5% of the site. The plat proposes reduced street sections for the
majority of the subdivision (except for the entry and Rio Vista Dr.). The gross density of the
proposed subdivision is 4.99 dwelling units (du) per acre. No net density was provided in the
application.
The CUP/PD application includes requests to allow reduced development standards including
reduced lot sizes, reduced street frontages, and zero side lot line building lots for townhomes.
There are three (3) different types of townhouse structures - 4-attached, 5-attached and 6-
attached. MCC l2-4-6.D.1. allows only one zero-lot line interior side yard per lot. Since the
applicant is proposing two zero-lot lines on several lots, the CUP/PD is required. No use
exceptions or other reductions are proposed. (See chart below for a comparison and summary of
the proposed reductions and allowances.)
Min. Lot Size- Citv Requirement (R-8)
6,500 sq. ft. per lot
Proposed Lot Size
2,850 sq. ft. per lot (attached units only)
Lot Frontage- Citv Requirement
65' minimum
Proposed Minimum Frontage
30' minimum
Zero
Lot Lines-
Citv Requirement
I per lot (max.)
Proposed StandaTd
2 per lot
The applicant has proposed the following amenities as part of the PD: 14.5% open space, a
clubhouse with restrooms, and a swimming pool.
AZ-O4-034, PP-1J4-043, CUP-O4-052
Hacienda Subdivision AZ.PP.CUP
Planning & Zoning CommissionlMayor & City Council
Transmittal Date: January 18, 200S
Page 3
There aTe three (3) planned stub streets shown on the revised preliminaTY plat. The
development's only frontage on an existing roadway is Meridian Road (approx. 1,330 feet). The
applicant is proposing to construct two new public streets off Meridian Road (Rio Vista and Rio
PalmaTa) to serve the project. The ACHD Commission is scheduled to hear the subject
application at their 1/19/0S meeting. The application states that a Transportation Impact Study
was to be prepaTed by Washington Group International. However, to date, it was not submitted to
the City of Meridian.
There aTe two (2) corrections to the application of which the Commission and Council should be
aWaTe:
a. The Preliminary Plat application (Item #IS.f) states there aTe multi-family dwelling
units within the project. However, only single family units aTe proposed.
b. The Preliminary Plat application (Item #IS.g) states a IS-foot front yard setback is a
"special set back requirement" for the project. However, MCC 11-9-1 allows IS-foot
front YaTd setbacks for living aTeas outright, by code.
Staff has provided a detailed analysis and recommended conditions of approval for the requested
annexation/rezone, preliminary plat and conditional use permit applications below. We aTe
recommending approval of all three applications with conditions.
CURRENT OWNERS OF RECORD
Mr. Michael Adkins is the current property owner of record and he has submitted an affidavit of
legal interest to allow Doug Jayo to submit the subject applications.
LOCATION
The current property address is 6000 N. Meridian Road. It is located within the NW 'Aof Section
30, T4N, RIE, the square mile bordered by Chinden Blvd, Meridian, Locust Grove and
McMillan Roads. The land is designated as "Medium Density Residential" on the Future Land
Use Map of the 2002 Comprehensive Plan.
SURROUNDING PROPERTIES
North: An undeveloped, 10-acre paTcel of land owned by the Holy Apostles Catholic Church,
zoned RUT (Ada Co.).
South: A 20-acre paTcel with an existing single family residence, barn and small
grazing/ranching operation, zoned RUT (Ada Co.)
East: SaguaTo Canyon Estates Subdivision (unconstructed phases), zoned R-4 (Meridian) and a
lot in Blythe Estates Subdivision (a large lot, Ada County subdivision).
West: Several single family residences on I +/- acre lots, zoned RUT (Ada Co.). Future
Paramount Subdivision phases, zoned R-40, C-G and L-O (Meridian)
AZ-O4-034. PP-O4-O43, CUP-O4-052
Hacienda Subdivision AZ.PP.CUP
Planning & Zoning CommissionlMayor & City Council
Transmittal Date: January 18, 200S
Page 4
ANNEXATION & ZONING ANALYSIS
According to Ordinance l1-lS-11, General Standards Applicable to Zoning Amendments, both
the P&Z Commission and Council aTe 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 standaTds 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 hannonious with and in
accordance with the 2002 Comprehensive Plan and Future Land Use Map, which
designates the land to be Medium Density Residential. There is a minimum taTget density
of three (3) du/acre in the Comprehensive Plan and Hacienda's gross density is 4.99
du/acre. The Future Land Use Map shows a potential public paTk site, regional pathway,
and future school site in this section. A 10- foot wide regional path was recently approved
in SaguaTo Canyon and Ventana Subdivisions to the south and east. Also, Joint School
District No.2 has purchased a 41 acre site in the section (two parcels to the south) and
they aTe not pursuing any further land acquisitions in Section 30 at this time (according to
Wendell Bigham, Facilities Director). P&Z Department staff is not aware of any efforts
the Meridian PaTks & Recreation Department is undertaking to acquire land within this
section for a public paTk.
The Comprehensive Plan contains policies which encourage development to be phased in
accordance with their comIection to the sewer system (see policy #8, page 108) and
similaT policies aimed at controlling growth. The paTcel is planned to be served with the
North South Trunk, which is not yet constructed to Meridian Road. The Public Works
Department has been coordinating with property owners to the west and south on the
extension and alignment of the trunk line. Paramount Subdivision is currently
constructing the sanitaTY sewer and will stub to Meridian Road.
Below aTe some of the 2002 Comprehensive Plan policies which generally support the
annexation request (Staff analysis is shown in italics). The application also lists several
other policies which support the annexation:
"Promote the design of attractive roadway entrywaYaTeas throughout Meridian
that will cleaTly identify the community." (Ch. V, Goal III, Obj. B. #7)
Ventana is proposing a 35-foot wide landscape buffer lot on Meridian Road with
a substantial amount of new landscaping and hardscaping therein.
AZ-O4-034, PP--o4-043, CUP-O4-052
Hacienda Subdivision AZ.PP.CUP
Planning & Zoning Commission/Mayor & City Council
Transmittal Date: January 18, 200S
Page S
"New development should not rely on cul-de-sacs since they provide poor fire
access, walkability and neighborhood social life. New development and streets
should be designed to encourage walking and bicycling." (Ch. VI, Bullet #2, pg.
71)
There are no new cul-de-sacs planned within the development.
"Coordinate with irrigation districts to provide multiple use of existing irrigation
easements." (Ch. VII, Goal III, Obj. B, #3)
The applicant is proposing a pathway facility adjacent to the North Slough
Lateral through the majority of the project. They are also proposing to keep the
facility open as an amenity to the subdivision, which staff supports.
"Require usable open space to be incorporated into new residential subdivision
plats." (Ch. VII, Goal IV, Obj. C, #3)
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. This is only the fourth urban-scale development and annexation application in
Section 30, T4N, RIE. Upon extension of the North Slough Trunk into this sqUaTe mile,
additional rezone requests aTe anticipated.
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 residential subdivision would be allowed
within the requested zoning district of R-8, with a Planned Development to allow the
reduced frontages, reduced lot sizes and zero lot lines.
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 railroad
access been developed or planned or adjacent area being developed in a fashion
similar to the proposed rezone area;
Staff finds that the land to the east and south has been recently annexed and approved for
single-family residential lots in SaguaTo Canyon and Ventana. Subdivisions. SaguaTo
Canyon has a gross density of 3.29 d.u./acre. PaTamount Subdivision was annexed in
2003 and land immediately west of Ventana is zoned for professional office and single
family uses. LaTkwood Subdivision east of Saguaro has lot sizes that run approximately 2
acres each. The proposed density-4.99 d.u./acre gross-is higher than both SaguaTo
Canyon and Ventana yet is within the allowable 3-8 units per acre targeted by the
Comprehensive Plan. Thus staff finds that surrounding developments aTe mixed
AZ-O4-034, PP-O4-043, CUP-O4-052
Hacienda Subdivision AZ.PP.CUP
Planning & Zoning Commission/Mayor & City Council
Transmittal Date: January 18, 200S
Page 6
densities--either the same or less, but the proposed density is within the anticipated range
for a medium density project. ACHD has also reviewed the adjacent street capacity and
has approved the proposed subdivision (with conditions).
Meridian Road (between Chinden and McMillan) is not programmed within ACHD's
Five Year Work Program. McMillan Road is in ACHD's Capital Improvement Program
and is anticipated to be reconstructed in 2018. The property is designed to sewer into a
portion of the North Slough Trunk that is not yet constructed.
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 single family residential use will change the existing rural
chaTacter of the subject property. There is an estate-type property south of Hacienda
Subdivision. However, according to public testimony issued at the Ventana Subdivision
City Council heaTings, the owner is expected to redevelop in the near future. The
intended chaTacter of the vicinity is a mix of urban and suburban scale developments on a
generally gridded street system with a focus on single faTnily and multi-family housing at
3 to 8 d.u.lacre. The proposed use is compatible with the Future Land Use Map. The
design and density conforms to most of the Comprehensive Plan policies.
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 uses will be disturbing or hazardous to the
existing or future neighboring uses.
Staff does not anticipate that the proposed residential uses will be hazaTdous. However,
staff finds that the new residences may be disruptive to existing agricultural practices to
the north. It should be noted, however, that the Commission and Council made this
finding in the affirmative during the SaguaTo Canyon and Ventana Subdivision heaTings
for the same rural properties.
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 will or can be served adequately by most
essential public facilities and services if all conditions of approval are met by the
applicant. The applicant shall be required to extend sanitary sewer and water mains to
and through the proposed development, thereby making them available to the adjacent
AZ-O4-034, PP-O4-043, CUP-O4-052
Hacienda Subdivision AZ.PP.CUP
Planning & Zoning Commission/Mayor & City Council
Transmittal Date: January 18, 200S
Page 7
properties. The applicant and/or future property owners will be required to pay paTk and
highway impact fees as well as construct on-site stormwater drainage facilities.
Please review ACHD, Police and the Fire Department's comments concerning this
subdivision for further information regaTding public services and facilities.
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;
Staff finds that there will not be excessive additional requirements at public cost for
public services and facilities, if the applicant complies with the conditions of approval for
the accompanying conditional use permit and preliminary plat applications.
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 recognizes that traffic and noise will increase significantly upon build-out of the
proposed subdivision. The Commission and Council should refer to the ACHD staff
report for specific details on traffic impacts. The traffic engineer for Ventana Subdivision
determined that, even at project build-out in 2009, Meridian Road will function at an
LOS C or better. Staff does not feel that the amount generated will be detrimental to the
public welfaTe if all City and ACHD conditions of approval are met.
Staff finds that the proposed subdivision will not involve uses that would create other
nuisances that would be detrimental to the general welfaTe ofthe surrounding area.
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;
Staff finds that the subdivision's two vehiculaT approaches off of Meridian Road aTe
aligned with existing property lines on the west side of Meridian Road and comply with
the turn lane and intersection control conditions imposed by ACHD. The other proposed
roadways will need to be improved in compliance with ACHD requirements in order to
alleviate interference with the existing and proposed intersections. We do find that. as
proposed. the Rio Colinas Street stub to the east is shown as a 32-foot wide street section.
The standaTd public street section is 36 feet. Upon future redevelopment of the PaTcel in
Blythe Estates Subdivision (to east). this four (4) foot discrepancv mav create an
interference with future traffic. Staff is recommending this street be designed to a
standaTd 36-foot section in this aTea.
The Commission and Council should review ACHD comments concerning vehiculaT
approaches and traffic generation. The ACHD Commission has approved the Ventana
Subdivision preliminary plat application.
AZ-04-034, PP-Q4-043, CUP-04-O52
Hacienda Subdivision AZ.PP.CUP
Planning & Zoning Commission/Mayor & City Council
Transmittal Date: January 18, 200S
Page 8
K.
Will not result in the destruction, loss or damage of a natural or scenic feature of
major importance; and
Staff finds that no natural or scenic features of major importance will be lost or damaged
by approving the annexation and re-zone. The North Slough does bisect the property and
is proposed to be piped underground for short segments through the project. However,
this facility is not considered to be a feature of "major importance" for the community.
Any existing trees laTger than 4" caliper that aTe removed shall be mitigated for, per the
Landscape Ordinance.
L.
Is the proposed zoning amendment in the best interest of the City of Meridian. (Ord.
592,11-17-1992)?
Staff finds that sewer, water, irrigation, solid waste, library, fire and street services are
available to the site. Existing elementary school capacity remains an important but
undetermined factor for this subdivision. The school district has stated in the past (for
other North Meridian developments) that additional students will further compound the
current overcrowded situation and residents cannot be assured of attending the
neighborhood school. Both Havasu Creek and Paramount Subdivision have been
approved for new elementary schools, although neither of these sites has a construction
date at this time.
Long-range plaIming in the North Meridian area has been underway since 2001. This
area is a part of the North Meridian Area Plan. The proposed use and density generally
comply with this plan. Staff [rods that the annexation of this property is largely in the
best interest of the City.
ANEXATION AND ZONING COMMENTS
I. The legal description submitted with the application (stamped by Clinton W. Hansen on 11-
08-04) appeals to meet the requirements of the City of Meridian and State Tax Commission
and places the paTcel contiguous to existing city limits.
2. Any existing domestic wells and/or septic systems within this project will have to be
removed from their domestic service, per City Ordinance Section S- 7-S17, when services aTe
available from the City of Meridian. Wells may be used for non-domestic purposes such as
landscape irrigation.
3. All irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting, crossing
or lying adjacent and contiguous to the paTcel 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 owners), 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.
AZ-O4-034, PP-{)4-043, CUP-O4-052
Hacienda Subdivision AZ.PP.CUP
Planning & Zoning Commission/Mayor & City Council
Transmittal Date: January 18, 200S
Page 9
4. Any future subdivision, planned development, uses and construction shall comply with the
City of Meridian ordinances in effect at the time.
PRELIMINARY PLAT FINDINGS AND REOUIREMENTS
Sections 12-3-3 J.2 and 12-3-S 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;
Staff finds the subdivision to be in substantial conformance with the Comprehensive
Plan, as noted in Finding "A" under Annexation and Zoning above.
b. The availability of public services to accommodate the proposed development;
As noted under Findings G and L under "Annexation and Zoning," Staff [rods that public
services are available to accommodate the proposed development
c. The continuity of the proposed development with the capital improvement
program;
The proposed subdivision would not create any more additional requirements or demands
to the City than other standaTd residential uses. The Public Works Department CIP
includes the North Slough Trunk extension, which this property will drain to. The
developer will need to construct off-site sewer and water improvements in N. Meridian
Road, in accordance with the Master Facility Plan.
d. The public fmancial capability of supporting services for the proposed
development;
Staff finds that the development will require public expenditures for extending the North
Slough Trunk. Specifically, the Public Works must enter into a contract with a private
firm to acquire easements, design and construct the line. The funding for this extension is
budgeted in the FY04 budget, with a preliminary estimated schedule of construction
completion by June 200S.
e. The other health, safety or environmental problems that may be brought to the
Commission's attention.
Other than previously noted, staff does not find any other health, safety or environmental
problems associated with this subdivision that need to be brought to the Councilor
Commission's attention.
SPECIAL CONSIDERATIONS - PRELIMINARY PLAT
AZ-O4-034, PP-Q4-043, CUP-04-052
Hacienda Subdivision AZ.PP.CUP
Planning & Zoning CommissionlMayor & City Council
Transmittal Date: January 18, 2005
Page 10
A. ClaTification of North Slough Easement: The Preliminary Plat does not call-out/label an
easement for the N. Slough Lateral. However, the legal description map submitted with the
Annexation application notes a 40-foot wide easement claimed by the North Slough Lateral
User's Association. In addition, Settler's Irrigation District claimed a prescriptive, 40-foot
easement for this facility in Ventana Subdivision to the south. Who holds and/or claims the
easement - the User's Association or Settler's J.D.? Will the easement width change where
the slough is piped? Will trees be permitted within the easement? The applicant will need to
claTifv these outstanding easement issues at the P&Z Commission heaTing.
B. Gravitv Irrigation Pipe Location: A gravity irrigation line is shown on Lot 13, Block 6, which
appeals to be extended to the future SaguaTo Canyon Subdivision. However, the approved
plat for SaguaTo Canyon does not have an irrigation line in this location. The applicant
should claTify the location of this line and, if a relocation is necessary, reflect the correct
location on the revised Preliminary Plat.
C. North Stub Street Location: As noted above, ACHD required a new stub street to the north
property line. Staff agrees with this addition. In fact, MCC 12-4-5 prohibits block lengths in
excess of 1,000 feet - which this new stub street rectifies. However, staff believes the stub
street would be better placed at the mid-block rather than at the west end where it is currently
shown, especially if the paTcel to the north develops as a residential subdivision. Our opinion
would likely change if the paTcel developed as a church paTking lot or other non-residential
use. We recommend the applicant be prepaTed to address this issue at the P&Z Commission
heaTing.
D. Street Section Widths: The Preliminary Plat proposes reduced street sections (32 feet) for all
streets except Rio Vista Dr. and the first 530 feet of Rio PalmaTa St. east of Meridian Road.
The Meridian Fire Department requires paTking on only one side of the street for all sections
below 33 feet. There will be no on-street paTking on either side of Lot 1, Block 9 (the island
in Rio Colinas St.) or in front of Lots 16-19, Block 5 and Lots 18-22, Block 6. The aPDlicant
should claTifv for the record whv reduced street sections aTe being proposed.
As noted under AZ Finding J, staff does not support the 32-foot street section on Rio Colinas
Street at the eastern boundary stub due to potential future conflicts as Blythe Estates
Subdivision redevelops. We recommend Rio Colinas be constructed as a 36-foot street
section.
E. Townhouse Drivewav Locations: No common driveways aTe currently identified for the eight
(8) townhouse buildings on the south and east boundaTies. Each townhouse will have a two
(2) CaT gaTage, including a 20-foot wide driveway. The townhouse elevation submitted with
the CUPIPD application appeals to show common driveways for two (2) units. Staff does not
support sepaTated, individual driveways for each townhouse lot and we recommend common
driveways be designated on the plat for Blocks 6 and 7.
F. Club House PaTking Lot: Lot 24, Block 5 is currently proposed as an off-street paTking lot for
the club house. It is situated between two single family detached homes and across the street
from two (2) townhomes. Staff questions the location of this lot and the potential negative
AZ-O4-034, PP-O4-043, CUP-O4-O52
Hacienda Subdivision AZ.PP.CUP
Planning & Zoning Commission/Mayor & City Council
Transmittal Date: January 18, 200S
Page II
impacts on the adjacent residents. Lot 2, Block S is the only building lot on the east side of
Rio Vista Drive and is located between two common lots. We recommend the applicant
consider shifting the location of the club house paTking lot to Lot 2, Block S and request the
applicant address this issue at the P&Z Commission hearing.
SITE SPECIFIC CONDITIONS OF APPROVAL / PRELIMINARY PLAT
1.
Sanitary sewer service to this site shall be via main line extensions from the North Slough
Trunk that is currently in the design stage by the City of Meridian. The applicant will be
responsible for constructing the lateral sewer and water mains to and through this
proposed development, thereby making them available to adjacent properties. The
subdivision designer is responsible for coordinating main sizing and routing with the
Public Works Department. This development shall be subject to latecomer fees, to
reimburse those responsible for bringing sanitary sewer service to the area, when and if
the Latecomers Fee Agreement is established. Latecomer's fees shall be due and payable
prior to signature on the final plat for each phase.
This proposed development is currently not serviceable by the City of Meridian's sanitary
sewer system. Proceeding through the approval process is strictly the risk of the
applicant. The City of Meridian does not guaTantee sewer service within the
development time /Tames outlined in Meridian City Ordinance.
2.
Water service to this site shall be via a 16-inch main line extension /Tom a main currently
being designed by the City of Meridian. The City's project will extend water service up
N. Meridian Road to McMillan. The applicant will be responsible for constructing the
16-inch diameter water mains to the mid-section line, and a 12-inch main to the north
boundary line extended in Meridian Road. All other mains thIOUgh this proposed
development shall be 8-inch diameter. The subdivision designer is responsible for
coordinating main sizing and routing with the Public Works Department. This
development shall be subject to latecomer fees, to reimburse those responsible for
bringing water service to the aTea, when and if the Latecomers Fee Agreement is
established. Latecomer's fees shall be due and payable prior to signature on the final plat
for each phase.
3.
The applicant has not indicated who will own and maintain the pressurized irrigation
system within this development. If the system remains private, plans and specifications
shall be reviewed by the Public Works Department as part of the development plan
review process. A draft copy of the pressurized irrigation system O&M manual must be
submitted prior to plan approval, and the applicant shall be subject to irrigation plan
review fees. Underground veal-round pressurized irrigation must be provided to all lots
within this development. The City of Meridian requires that pressurized irrigation
systems be supplied by a yeaT-round source of water. 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, a single-point connection to the culinaTY 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 aTeas prior to signature on the final plat by the
AZ-O4-034, PP-O4-043, CUP-O4-O52
Hacienda Subdivision AZ.PP.CUP
10.
11.
Planning & Zoning CommissionlMayor & City Council
Transmittal Date: January IS, 2005
Page 12
Meridian City Engineer.
4.
Prior to the City Council public hearing on this application, the applicant shall submit a
written request to waive MCC 12-4-13 to not pipe the North Slough Lateral. If the
request is approved, for all unpiped (open) sections of the North Slough Lateral, slopes
shall not be steeper than 4: I. A "typical" detail of the cross-section of these sections shall
be submitted to the P&Z Department with the final plat landscape plan.
5.
Prior to City Council approval of the final plat, the applicant shall submit a written
statement from Settlers Irrigation District (SID) to the P&Z Department clarifying the
required easement width for the North Slough drain. Applicant shall meet the conditions
of SID.
6.
The applicant should confirm the location of the gravity irrigation line cuITently shown in
Lot 13, Block 6 and, if a relocation is necessary, reflect the COITect location on the revised
Preliminary Plat.
7.
Revise the Preliminary Plat to show Rio Colinas Street as a 36-foot street section.
8.
Revise the Preliminary Plat to graphically depict common driveways for the townhouse
lots in Blocks 6 and 7.
9.
The conceptual landscape plan submitted with the preliminary plat (Sheets PPL-C and
PPL-I, dated 11103/04 by The Land Group) is approved with thefollowing changes:
a. Revise Sheet PPL-I to show the landscape island in Rio Colinas.
b. Revise Sheet PPL- I to remove the fence cuITently shown encroaching on Lot IS,
Block 4.
c. No trees will be allowed within sanitary sewer or irrigation easements, except as
approved through a separate License Agreement. Relocate any trees show within
easements to other locations within the development.
Unless otherwise waived by the City Council, all irrigation ditches, laterals or canals
intersecting, crossing or lying adjacent and contiguous to the paTcel shall be tiled per
MCC 12-4-13. Plans will need to be approved by Settlers Irrigation District, or lateral
users association (ditch owners), 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.
Meridian City Code 12-4-13-B requires that tiled ditches have a sloped baT-grated inlet
structure and accesslcleanout boxes at a maximum of four hundred foot (400') spacing
and at all angle points of the pipeline. The applicant shall address the access to each of
these required structures, as some will fall within the back YaTd of several lots.
Applicant shall construct a minimum 5-foot wide, detached sidewalk along the entire
subdivision frontage of Meridian Road and adjacent to the designated collector roadways.
AZ-O4-034, PP-O4-043, CUP-04-052
Hacienda Subdivision AZ.PP.CUP
8.
9.
Planning & Zoning CommissionlMayor & City Council
Transmittal Date: January 18, 2005
Page 13
Coordinate sidewalk location with ACHD.
12.
All aTeas being counted towaTd the 10% open space amenity shall be free of "wet ponds"
or other such nuisances. All stormwater detention facilities incorporated into the required
open space are subject to MCC 12-13-14 and shall be fully vegetated with grass and
trees, as depicted on the submitted landscape plans. Any ACHD-required access
driveways to serve stormwater aTeas that aTe located within required open space lots shall
be shown on the detailed landscape plans with each final plat.
STANDARD PRELIMINARY PLAT CONDITIONS
1.
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 neceSSaTY to
confonn.
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.
All micropaths within the proposed subdivision shall be designed in accordance with
MCC 12-13-15 "Micropath Landscaping".
5.
A detailed landscape plan, in compliance with the landscape ordinance shall be submitted
for the subdivision with the final plat application, the landscape plan shall include the
location and design of any proposed playground equipment.
6.
Sidewalks within the proposed subdivision shall be built in accordance with MCCI2-13-
10-8.
7.
250 and I DO-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 aTe at street intersections and/or fire hydrants.
Final design locations and quantity aTe determined after power designs aTe completed by
Idaho Power Company. The street light contractor shall obtain design and pennit from
the Public Works Department prior commencing installations.
Please submit up to date groundwater/soils monitoring data to the Public Works
Department for review. Any drainage aTeas (detention/retention basins) must be designed
to ensure that water will percolate within a period of time not to exceed 24 hours for all
stonns up to and including a 100-yeaT storm event. Side slopes within drainage aTeas
shall not exceed 3:1.
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
AZ-04-034, PP-O4-O43, CUP-O4-O52
Hacienda Subdivision AZ.PP.CUP
Planning & Zoning Commission/Mayor & City Council
Transmittal Date: January 18,2005
Page 14
were removed. Required landscaping trees will not be considered as replacement trees for
those trees that have to be removed.
10.
Developer shall coordinate mailbox locations with the Meridian Post Office.
11.
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.
12.
Compaction test results must be submitted to the Meridian Building DepaTtment for all
building pads receiving engineered backfill, where footing would sit atop fill material.
13.
Applicant's engineer will be required to submit a signed, stamped statement certifying
that all street finish centerline elevations aTe set a minimum of three feet above the
highest established normal groundwater elevation.
STANDARDS FOR CONDITIONAL USES
The Commission and Council shall review the paTticulaT facts and circumstances of each
proposed conditional use in terms of the following and may approve a conditional use permit if
they shall find evidence presented at the hearing(s) is adequate to establish (11-17-3):
A.
B.
c.
D.
E.
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 laTge enough to accommodate the requested use
and all other required features as noted above.
That the proposed use and development plan will be harmonious with the Meridian
Comprehensive Plan and in accordance with the requirements of this Ordinance;
See Finding "A" under Annexation and Zoning.
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;
See Findings "D" and "E" under Annexation and Zoning.
That the proposed use. if it complies with all conditions of the approval imposed,
will not adversely affect other property in the vicinity;
See Finding "F" under Annexation and Zoning.
That the proposed use will be served adequately by essential public facilities and
AZ-04-034, PP--M-O43, CUP-O4-052
Hacienda Subdivision AZ.PP.CUP
Planning & Zoning CommissionlMayor & City Council
Transmittal Date: January 18,2005
Page 15
F.
G.
H.
I.
services such as highways, street, police, and fire protection, drainage structures,
refuse disposal, water, sewer or that the person responsible for the establishment of
proposed conditional use shall be able to provide adequately any such services;
See Finding "G" under Annexation and Zoning.
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 ofthe community;
See Finding "H" under Annexation and Zoning and Finding "D" under Preliminary Plat.
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 Finding "I" under Annexation and Zoning.
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 Findings "I" and "J" under Annexation and Zoning.
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 Finding "K" under Annexation and Zoning.
SPECIAL CONSIDERATIONS - CUPIPD
A. Townhouse Elevation: Thirty-seven (37) townhomes aTe proposed within the development.
Only one (I) building elevation was submitted with the CUPIPD application. It appealS the
same color and material scheme is planned for all 37 units. Since the townhome units aTe all
in a contiguous block, staff recommends some color and/or building material variation be
considered to help break-up the aesthetic appeaTance of Blocks 6 and 7. The applicant should
address this issue at the P&Z Commission hearing.
B. Clubhouse Wall: The existing residence (future community clubhouse) on Lot I, Block 5 has
a decorative wall (approx. 5-6') aTound the western edge of the lot. A portion of this wall is
within two (2) feet of the right-of-way line of Rio Vista Dr. MCC 12-4-10.G.3 sets a
maximum fence height offour (4) feet in the front setback. The CUP/PD application did not
propose any deviation from Meridian City Code. In addition, the Meridian Police Department
expressed some concern with the lack of surveillance opportunity into the site. Staff
recommends the applicant present photos of the fence and address the Police Department's
AZ-O4-034, PP--{)4-043, CUP-O4-052
Hacienda Subdivision AZ.PP.CUP
Planning & Zoning Commission/Mayor & City Council
Transmittal Date: January 18, 2005
Page 16
concerns at the P&Z Commission heaTing. lithe Commission supports an exception to MCC
12-4-10.0.3.. the applicant shall submit a revised CUPIPD application that requests said
exception. (See Site Specific Condition #4.)
AZ-04-034, PP--<J4-043, CUP-04-052
Hacienda Subdivision AZ.PP.CUP
8.
9.
Planning & Zoning CommissionlMayor & City Council
Transmittal Date: January 18,2005
Page 17
SITE SPECIFIC CONDITIONS (Conditional Use Permit)
1.
Applicant shall meet all of the requirements of the preliminaTY plat as a condition of the
Conditional Use Permit.
2.
Applicant shall submit details of the proposed bridge across the North Slough Lateral
shown on Lot 20, Block 5 of the Landscape Plan with the [mal plat application. Said
bridge shall comply with any applicable ADA design specifications.
3.
A condition of the CUP/PD shall be that the applicant participates in any road
infrastructure agreements in the North Meridian Planning Area negotiated with ACHD
and shall faithfully perform the terms of such agreement or agreements.
4.
If the P&Z Commission supports an exception to MCC 12-4-10.G.3. (Fence setbacks),
the applicant shall submit a revised CUP/PD application prior to the City Council hearing
that requests said exception.
5.
All development shall comply with the Americans with Disabilities Act and the Fair
Housing Act, including the community clubhouse.
6.
The applicant shall provide/construct the following amenities within the subdivision:
a. Over 10% of the gross aTea as open space; and
b. A community clubhouse with restrooms and a swimming pool.
7.
The following deviations from the Zoning and Subdivision Ordinance (MCC Title II and
12) aTe approved as part of this application:
Min. Lot Size- Citv Requirement (R-8)
6,500 sq. ft. per lot
Proposed Lot Size
2,850 sq. ft. per lot (attached units
only)
Lot Frontage- Citv Requirement
65' minimum
Proposed Minimum Frontage
30' minimum
Zero
Lot Lines-
City Requirement
I per lot (max.)
Proposed StandaTd
2 per lot
All aTeas being counted toWaTd the 10% open space amenity shall be free of "wet ponds"
or other such nuisances. All stormwater detention facilities incorporated into the required
open space aTe subject to MCC 12-13-14 and shall be fully vegetated with grass and
trees, as depicted on the submitted landscape plans.
A Certificate of Zoning Compliance must be obtained for the clubhouse and swimming
AZ-O4-034, PP-04-043, CUP-O4-052
Hacienda Subdivision AZ.PP.CUP
Planning & Zoning CommissionlMayor & City Council
Transmittal Date: January 18, 2005
Page 18
pool prior to applying for building pennits.
FIRE DEPARTMENT CONDITIONS
I. The existing residence (future clubhouse) shall be brought up to "Assembly" occupancy and comply
with the IFe.
2. No parking is allowed within any of the "knuckle" areas ofthe plat.
3. AH roofing materials on the attached dweHing units shall be a non-combustible material.
4. One and two family dwellings will require a fire-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
5. Acceptance ofthe water supply for fire protection win be by the Meridian Water Department.
6. Final Approval of the fire hydrant locations shaH be by the Meridian Fire Department.
a. Fire Hydrants shaH have the 4 y," 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.
e. Fire Hydrants shall be placed on comers.
f. Fire hydrants shaH not have any vertical obstructions to outlets within 10'.
7. 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.
8. All entrance and internal roads shall have a turning radius of 28' inside and
48' outside radius.
9. Insure that all yet undeveloped paTcels aTe maintained free of combustible vegetation.
10. Operational fire hydrants and temporary or permanent street signs are required before combustible
construction begins.
II. To increase emergency access to the site a minimum of two points of access will be required for any
portion of the project, which serves more than 50 homes. The applicant shaH provide a stub street to
the property to the (west/east/north/south). The two entrances shall be separated by no less than y,
the diagonal measurement of the proj ect.
12. Building setbacks shall be per the Building Code for one and two story construction.
13. The roadways shall be built to Ada County Highway Standards and shaH have a cleaT driving
surface, available at all times, which is 20' wide. Streets with less than a 29' street width shaH
have no parking. Streets with less than 33' shall have paTking only on one side.
14. Maintain a sepaIationof5' from the building to the dumpster enclosure.
AZ-O4-034, PP-04-043, CUP-04-052
Hacienda Subdivision AZ.PP.CUP
Planning & Zoning Commission/Mayor & City Council
Transmittal Date: January 18,2005
Page 19
15. All portions of the buildings located on this project must be within 150' of a paved surface as
measured around the perimeter of the building.
16. All common driveways shall be straight or have a turning radius of 28' inside and 48' outside and
shall have a clear driving surface which is 20' wide.
POLICE DEPARTMENT CONDITIONS
1. The pedestrian access to the proposed clubhouse/community entrance is not well-defined. The
applicant shall submit a revised landscape plan that uses walkway paving materials and
landscaping to alert motorists to the pedestrian traffic.
2. The proposed landscaping creates a hiding spot neaT and south of Lot 20, Block 5 and Lot 24,
Block 5. The applicant shall submit a revised landscaping plan that affords greater visibility of the
aTea from public aTeas such as a street or parking lot.
3. Any interior fencing shall allow visibility from the street or shall not exceed four feet in
height if solid fencing is used (pertaining to Lot 1, Block 5).
PARKS DEPARTMENT CONDITIONS
I. Standard for Mitigation of trees: The standard established in the City of Meridian Landscape
Ordinance (MCC 12-13-13-6) will be followed.
2. Standard Plan for Protection of Existing Trees during Construction: The standard established in
the City of Meridian Landscape Ordinance (MCC 12-13-13) will be followed.
SANITARY SERVICES CO. CONDITIONS
I. Please contact Bill Gregory at SSC (888-3999) for detailed review of your proposal and submit
stamped (approved) plans with your Certificate of Zoning Compliance application.
RECOMMENDATION
Staff finds the proposed Hacienda Subdivision to substantially comply with the existing
Comprehensive Plan and ordinances and we recommend approval of the applications. However,
before the Commission makes any recommendation for approval. condition #3 of the Police
Department conditions and the "Special Considerations" of the Preliminary Plat should be
resolved.
AZ-O4-034. PP--Q4-043, CUP-O4-052
Hacienda Subdivision AZ.PP.CUP
MAYOR
Tammy de Weerd
olfe;;dl~;¡
LEGAL DEPARTMENT
(208) 466-9272 . FAX 466-4405
PARKS & RECREATION
(208) 888-3579' Fax 898-5501
PUBLIC WORKS
(208) 898-5500' Fax 887-1297
CITY COUNCIL MEMBERS
Shaun Wardle
William L. M. Nary
Charles M. Rountree
Keith Bird
BUILDING DEPARTMENT
(208) 887-221 I . Fax 887-1297
PLANNING & ZONING
(208) 884-5533 . Fax 888-6854
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: January 13, 2005
Transmittal Date: December 16, 2004 Hearing Date: January 20, 2005
File No.: AZ 04-034
Request: Annexation and Zoning of 19.63 acres from a RUT zone to a Ro8 zone for
Hacienda Subdivision
By: Jayo Construction
Location of Property or Project:
6000 North Meridian Road
David Zaremba, P/Z (No FP)
David Mae, PIZ (NoFP)
Wendy Newton-Huckabay, P/Z (NoFP)
Michael Rohm, P/Z (No FP)
Keith Borup, P/Z (No FP)
Tammy de Weerd, Mayor
Charlie Rountree, C/C
Christine Donnell, C/C
Keith Bird, C/C
Shaun Wardle, C/C
Water Department
X Sewer Department
Sanitary Service (No VAR, VAC, FP)
Building Department
Fire Department
Police Department
City Attorney
~
DEC 1 7 2004
CITY OF MERIDIAN
WASTEWATER DEPT.
City Of Meridian
City Clerk Office
33 EAST IDAHO AVENUE. MERIDIAN, IDAHO 83642 . (208) 888-44~j-
City Clerk Office Fax (208) 888-4218 . Human Resources Fax (208) 884,8723 . Finance & Utility Billing Fax (208) 887-4813
Meridian School District (No FP)
Meridian Post Office (FP/PPonly)
Ada County Highway District
Ada County Development Services
Central District Health
Nampa Meridian Irrig. District
Settlers Irrigation District
Idaho powerz. o. (F' CUP)
Qwest (FP/PP
IntermQl ßIQ s '/PP only)
Burea~ Recla . n (FP/PPor¡ly)
Idaho Transp' epartment (No FP)
Ada Cou an s
Meridian Devel ent Corporation
Historical Preservation Commission
Your Concise Remarks:
RECEIVED
DEC 2 1 2004
RECEIVED
DEC 28 2004
City of Meridian
City Clerk Office
~&~'7~z)~
1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-4395
FAX # 208-463-0092
','
2~~ber, 2004
Phone" A'eo Code 208
OFFICE: Nompo 466-7861
SHOP: Nompo 466-0663
William G. Berg Jr.
City Clerk
~
-- -'*:r'~~.¡'~~ê;
~eridian,n) 83642
--~~- ---------- --- -
--~- ----
RE:
AZ 04-034fHacienda Subdivision
DeaT Will:
Nampa & Meridian Irrigation District has no comment on the above referenced
application for a Annexation and Zoning of 19.63 acres from a RUT zone to a R-8 zone
for Hacienda Subdivision.
Sincerely,
lJø tl~
Bill Henson
Asst. Water Superintendent
Nampa & Meridian Irrigation District
BH/dbg
c:
Water Supenntendent
File - Office/Shop
APPROXIMATE IRRIGABLE ACRES
RIVER FLOW RIGHTS 23,000
BOISE PROJECT RIGHT5 . 40,000
CITY OF MERIDIAN
PUBLIC HEARING
SIGN-UP SHEET
January 20,2005
ITEM #
8
DATE
PROJECT NUMBER
AZ 04-034
PROJECT NAME
Hacienda Subdivision
FOR
¡
CITY OF MERIDIAN
NOTICE OF HEARING
NOTICE IS HEREBY GIVEN pursuant to the Ordinances of the City of Meridian and the
Laws of the State of Idaho, that the Meridian Planning and Zoning Commission of the City of
Meridian will hold a public hearing at the Meridian City Hall, 33 East Idaho Avenue, Meridian,
Idaho, at the hour of 7:00 p.m. on Thursday, January 20, 2005 for the purpose of reviewing
and considering the applications of Jayo Construction for an Annexation and Zoning of
19.63 acres from a RUT zone to a proposed R-8 zone for Hacienda Subdivision;
Furthermore, the applicant requests a Preliminary Plat approval for 98 building lots and
27 common lots on 19.63 acres in a proposed R.8 zone for Hacienda Subdivision; and a
Conditional Use Permit for a Planned Development for a residential subdivision in a proposed
R-8 zone for Hacienda Subdivision located at 6000 North Meridian Road.
A more particular description of the above property is on file in the City Clerk's office at
Meridian City Hall, 33 East Idaho Avenue, and is available for inspection during regular
business hours, Monday through Friday, from 8:00 a.m. to 5:00 p.m.
A copy of the application is available for review. Any and aU interested persons shall be
heard at said public hearing, and the public is welcome and invited to submit testimony. Oral
testimony may be limited to three (3) minutes per person. Written materials should be
submitted to the City Clerk no more than seven (7) days prior to the above hearing date so that
all interested parties may examine them prior to the hearing. All materials presented at public
meatings shall become property of the City of Meridian. Anyone desiring accommodation for
disabilities related to documents and/or hearings, please contact the City Clerk's Office at 888-
4433 at least 72 hours prior to the public meeting.
DATED 16th of December, 2004
PUBLISH 3rd and 17'1' of January 2005