HomeMy WebLinkAboutP & Z Item Packet AZ 05-010
AZ 05-010
MERIDIAN PLANNING & ZONING MEETING
April 21, 2005
APPLICANT Quasar Development, LLC ITEM NO. 13
REQUEST Public Hearing - Request for Annexation and Zoning of 4.63 acres from
RUT to L-O zone for Wyndstone Place Subdivision - 1151 South Wells Street
AGENCY
COMMENTS
CITY PLANNING DIRECTOR:
CITY ATTORNEY
See attached staff report
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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: See attached letter from Ross Erickson
Contacted: \..1h a j})/1 Ah (')&2 Date: '-1--1 q Phone: q 3$ ~ 28 /a
Emailed: sJ"ÚL\V1@/arJCbf15uJ..J-tU1:J;5, h~+- Staff Initials: YY1~
MClterials prøen\ed at pubHc meetings shall become property at 111. City 01 Meridian.
MAYOR
Tammy de Weerd
CITY COUNCIL MEMBERS
Keith Bird
Christine Donnell
Shaun Wardle
Charles M. Rountree
olfe~;di âH
IDAHO
LEGAL DEPARTMENT
(208) 466-9272 'Fax 466-4405
PUBLIC WORKS
BUILDING DEPARTMENT
(208) 898-5500 . Fax 898-9551
PLANNING AND ZONING
DEPARTMENT
(208) 884-5533 . FAX 888-6854
MEMORANDUM:
Transmittal Date: April 14, 2005
Hearing Date: April 21, 2005
To:
Mayor, City Council and Planning & Zoning Commission
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APR 1 4 2ùû5
From:
Craig Hood, Associate City Planner (1# M C
Michael Cole, Development Services Coordinator I'l
City Of Meridia~
City Clerk Office
Re:
Wvnstone Place Subdivision
. Request for Annexation and Zoning (AZ) Approval of 4.63 Acres ITom
RUT (Ada County) to L-O (Limited Office District), by Quasar
Development, LLC (File No. AZ-05-010)
.
Request for Preliminary Plat (PP) Approval of Eight (8) Buildable Office
Lots and Three (3) Common/Other Lots on 4.63 Acres in a Proposed L-O
Zone for Wyndstone Place Subdivision, by Quasar Development, LLC.
(File No. PP-05-012)
.
Request for Conditional Use Pennit (CUP) Approval for a Planned
Development (PD) for a Professional Office Complex on 4.63 Acres in a
Proposed L-O Zone with a Request for Reduced Building Setbacks and
Reduced Lot Frontages, by Quasar Development, LLC (File No. CUP-05-
014)
We have reviewed these submittals and offer the following comments and conditions of the
applicant. These conditions shall be considered in full, unless expressly modified or deleted by
motion of the Meridian City Council:
APPLICATION SUMMARY
The applicant, Quasar Development, LLC, has requested Annexation and Zoning (AZ),
Preliminary Plat (PP) and Conditional Use Permit (CUP) approval for a Planned Development
(PD) to construct a professional office complex consisting of eight new buildings on 4.63 acres
in a proposed L-O zone. The proposed buildable lots range ITom 12,676 square-feet to just over
I-acre (47,088 square-feet) in size. The site is located on the southwest comer of Wells Street
and Wells Circle, directly north of the westbound on-ramp for Interstate-84. Access to the site is
proposed via two new driveways. One driveway to the site is located off of Wells Drive and one
driveway is located off of Wells Circle.
The site is currently zoned RUT in Ada County and designated for "Office" use on the
Comprehensive Plan Future Land Use Map. The subject property is commonly known as Lot 19
AZ-05-010 / PP-OS-012/CUP-DS-014 Wyndswne Place Subdivision AZ PP CUP
Planning & Zoning Commission/Mayor & City Council
April 21, 2005 (Hearing Date)
Page 2
of Amended Magic View Subdivision, which was recorded in 1983. There is an existing home
and some outbuildings on the site that are proposed to be removed.
Over the past few years, two hotels, multiple office buildings, and a residential subdivision
(Woodbridge) have been constructed near this parcel. The applicant states, in the submittal
letter, that the proposed project will provide an excellent buffer and transition between the
residential properties to the west and the more intense commercial uses to the east (see the
applicant's submittal letter).
The applicant is proposing to install landscaping aroUnd the entire perimeter of the site. Meridian
City Code (MCC) requires a 35-foot landscape buffer along the 1-84 on-ramp (an Entryway
Corridor), a 20-foot wide land use buffer along the north and west property lines abutting the
single-family uses, and 10-foot wide landscape buffers along Wells Street and Wells Circle
(local/commercial streets). See Preliminary Plat Special Considerations for more information
regarding landscape buffers.
As part of the Planned Development, the applicant is requesting reduced lot fiontages and reduced
building setbacks. MCC 11-9-1 requires 50-feet of street frontage per lot. Five of the eight
buildable lots do not have frontage on Wells Street or Wells Circle. In lieu of frontage, the
applicant is proposing to record cross-access easements for all of the lots to utilize the drive aisles
as access the public street system. MCC 11-9-1 requires a 20-foot rear building setback and 20-
foot street side setback. The applicant is requesting to reduce the rear and street side setbacks to
10 feet. The proposed modifications are detailed below. The applicant is not requesting any other
modifications to the dimensional standards of the requested L-O zone or other City Ordinances as
part of the PD.
L-O Zone:
Lot Frontage- Citv Minimum ReQuirement
50-feet
Proposed Minimum
0
Setbacks-
Citv Minimum ReQuirement
20-foot (fiont)
20-foot (rear)
5-feet per story (side)
20-foot (street side)(local street)
Proposed Minimum
20-foot (fiont)
10-foot (rear)
5-feet per story (side)
1O-foot (street side)(local street)
The proposed PD amenities include water features on Lots 10 and 11, and a sitting area on Lot
11. The amenities are depicted on the submitted landscape plan, and are described in the
applicant's letter accompanying the CUP/PD application. See CUP/PD Special Considerations
below for a detailed analysis of the proposed amenities and the design thereof.
The subject property is within the Urban Service Planning Area. The subject applications (AZ,
PP and CUP) were submitted concurrently to the Planning & Zoning Department for review.
AZ-05-010 IPP-05-012 ICUP-O5-014
Wyndstone Place Subdivision AZ PP CUP
Planning & Zoning CommissionlMayor & City Council
April 21, 2005 (Hearing Date)
Page 3
Staff recommends approval of the subject Annexation and Zoning (AZ-OS-OIO), Preliminary
Plat (PP-OS-O12) and Conditional Use Permit (CUP-OS-O14) with the conditions outlined in
this report.
LOCATION
The subject property is located on the southwest comer of Wells Street and Wells Circle, directly
north of the westbound on-ramp for Interstate-84 in Section 17, Township 3 North, Range 1 East.
SURROUNDING PROPERTIES
North: Single-family residential, zoned RUT & R1 (Ada County).
South: Interstate-84 on-ramp, zoned I-L.
East: Hotel, zoned CoG.
West: Single-family residential, Locust Heights Subdivision, zoned R-1 (Ada County).
Over the past few years, two hotels, multiple office buildings, and a residential subdivision
(Woodbridge) have been constructed in and around Magic View Subdivision. However, there
are several rural residences in this area that have not incorporated into the City.
OWNER OF RECORD
The owner of record is B & F Enterprises, and James Fuhrman has given consent for Quasar
Development and Ross Erickson to submit the requested 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 fmd 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;
In Chapter VII of the Comprehensive Plan, 'office' is defined as areas providing
opportunities for low-impact business. Uses would include offices, technology and
resource centers; ancillary commercial uses may be considered. Staff finds that the
requested zoning designation, L-O, is harmonious with and in accordance with the 2002
Comprehensive Plan and the Future Land Use Map, which designates the land to be
"office".
Staff also finds the following 2002 Comprehensive Plan text policies to be applicable to
AZ-05-010 IPP-05-012/CUP-Q5-Q14
Wyndstone Place Subdivision AZ PP CUP
Planning & Zoning CommissionlMayor & City Council
April 21, 2005 (Hearing Date)
Page 4
this application (staff analysis is in italics below policy):
.
"Permit new. . . commercial development only where urban services can be
reasonably provided at the time of final approval and development is contiguous to
the City." (Chapter IV, Goal I, Obj. A, #6)
The site is currently contiguous to the Meridian City limits. Sanitary sewer and water
to serve this development is currently available in South Wells Circle, and from a
sewer main running along the western property boundary.
.
"Require all commercial businesses to install and maintain landscaping." (Chapter V,
Goal III, Obj. D, #5)
Staff has included conditions for landscaping within this report.
.
"Consider 'Accommodating Bicycle and Pedestrian Travel: A Recommended
Approach' fiom the National Center for Bicycling and Walking in all land use
decisions." (Chapter VI, Goal II, Obj. A, #3)
This publication encourages jurisdictions to establish bikeway and walkway facilities
in new construction and reconstruction projects, in a manner that is safe, accessible
and convenient. The applicant will be required to construct 5-foot wide sidewalks
adjacent to Wells Street and Wells Circle as conditions of approval.
.
"Plan for a variety of commercial and retail opportunities within the Impact Area."
(Chapter VII, Goal I, Objective B)
Staff believes that the proposed L-O zone contributes to the variety of uses in this
area, as envisioned with the Comprehensive Plan.
.
"Require screening and buffering of commercial and industrial properties and
residential use with transitional zoning." (Chapter VII, Goal IV, Obj. A, #6)
The applicant is proposing a transitional zone, L-O, between the residences to the
west and the commercial uses to the east. The applicant is also proposing to construct
landscape screeninglbufferingfor the existing single-family uses to the north and
west. The Landscape Ordinance requires a minimum buffer width of 20-feet between
single-family residences and office uses. As long as the landscape bziffers are
constructed in accordance with Meridian City Code (MCC) 12-13, staff believes the
intent of this policy is met with the submitted site and landscape plans.
.
"Where the project is developed adjacent to low or medium density residential uses, a
transitional use is encouraged" (Chapter VII, pg. 98)
AZ-OS-{) 10 IPP-{)S-012ICUP-oS-{)14
Wyndstone Place Subdivision AZ PP CUP
Planning & Zoning Commission/Mayor & City Council
April 21, 2005 (Hearing Date)
Page 5
As noted above, the L-O zone is considered a transitional zone between residential and
commercial uses.
In addition, in the applicant's letter (from Shawn Nickel) other Comprehensive Plan policies
are listed supporting the annexation and proposed office uses on the property. Staff finds
that if the Commission and Council grant the applicant the requested modifications with the
CUP/PD, and the applicant complies with the conditions included in this report, the overall
design of the development would be in general coriformance with the City of Meridian
Comprehensive Plan.
B.
Is the area included in the zoning amendment intended to be rezoned in the future;
Concurrent with the annexation and zoning application, the applicant has submitted a
preliminary plat and conditional use permit for a professional office park (PP-O5-012 &
CUP-05-014). Uses such as medical and dental clinics and laboratories, accounting
services, and administrative services are principally permitted in the L-O zone. Staff does
not anticipate that the applicant plans to rezone the subject property in the future if the
subject applications are approved for office uses.
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 uses such as medical and dental clinics and laboratories, accounting
services, and administrative services are principally pennitted in the L-O zone. Staff
believes that if the subject zoning amendment is approved, the subject property will be
developed with office uses allowed (principally permitted) in the requested zone.
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;
The properties in this area are transitioning fiom low density residential uses to
commercial/urban type uses. Developments in the Magic View Subdivision include a credit
union and bank, a 30,300 square-foot multi-tenant office building, Subway and
medical/clinical services. In addition, two new hotels have opened just to the east of the
subject site. Woodbridge Subdivision is a260+/-lotresidential subdivision approximately \4
mile to the west that connects with Magic View Drive and is largely built-out at a medium
density,
As development occurs ACHD is requiring that the local/commercial streets in Magic View
AZ-{)S-OIO /PP-OS-{)12 /CUP-{)S-{) 14
Wyndstone Place Subdivision AZ PP CUP
Planning & Zoning CommissionlMayor & City Council
April 21, 2005 (Hearing Date)
Page 6
Subdivision be widened and that developers construct sidewalk adjacent to the developing
sites. Further, this site lies within an extraordinary impact fee overlay zone. This overlay
zone was established to install the infiastructure for the redevelopment of the rural lots
within Magic View Subdivision, in anticipation of the lots redeveloping to commercial. The
ACHD now requires that developers within this overly zone pay into a reimbursement fund
for the costs that were associated with construction of the new road fiom the intersection of
Eagle Road and St. Luke's drive, to the intersection of Magic View Drive and Allen Drive
(see ACHD for more infonnation).
Staff finds that annexation and zoning and developing of the subject property with office
uses would be compatible with other nearby land uses and facility changes in the area.
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 office zone/uses will change the existing character of the
area, but that the proposed zone and office uses should be harmonious and appropriate in
appearance with the existing and intended character of the area. Staff finds that future
uses, if designed, constructed and operated in accordance with adopted city ordinances
and conditions of approval for the subject applications, should be harmonious and
appropriate in appearance with the intended character of the vicinity.
F.
Will the proposed uses not be hazardous or disturbing to existing or future
neighboring uses;
To mitigate the possible noise and visual disturbances of the proposed office uses on
neighboring properties, the applicant is proposing to construct a 20-foot wide landscape
buffer along the entire west, and a portion of the north, property lines. Said landscape
buffers have dense trees and shrubs. Staff is supportive ofthe proposed landscape buffer
along the west and north property lines, abutting the single-family residences.
A potential disturbance of allowing this site to develop with office uses has to do with
vehicular access to and fiom this site. The applicant is proposing a driveway to Wells
Circle, which currently provides residential access only. Increasing the traffic volumes on
Wells Circle may be an inconvenience to the existing residences. However, the existing
residences that access Wells Circle are also anticipated to develop with similar (office)
uses in the future. Further, ACHD considers access points in their analysis of projects and
has prepared a staff report that requires the applicant to improve both Wells Circle and
Wells Drive to their commercial street standards. Staff finds that the proposed uses
(access) should not be hazardous to neighboring uses if the abutting roadways are
improved to ACHD's standards. The Commission and Council should rely on public
AZ-05-010 IPP-05-012/CUP-05-014
Wyndstone Place Subdivision AZ PP CUP
Planning & Zoning CommissionlMayor & City Council
April 21, 2005 (Hearing Date)
Page 7
testimony to determine whether or not the potential disturbances will substantially affect
the existing or future neighboring uses.
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;
The Meridian Fire, Public Works and Parks Departments were represented at a comments
meeting held on March 25, 2005 for this application. The Fire Department, Public Works
Department and Parks Department provided comments that services could be provided to this
site (all of the detailed comments fiom the Fire Department and other agencies/departments
are at the end ofthis report). Sanitary Service Company (SSe) currently provides service to
adjacent properties in the area. The Commission and Council will need to reference any
additional written or verbal testimony submitted by the Meridian Public Works Department,
N ampa Meridian Irrigation District, Idaho Power, and other service providers regarding this
finding.
Sanitary sewer and water to serve this development is currently available on the west and
north sides. There is an eight-inch sewer stub on the western property line. Water is
available on the north and west side and the applicant shall be required to connect at two
points to facilitate flows through this development.
The ACHD approved this development at stafflevel on AprilS, 2005. Because vehicular
access to this site is currently provided fiom substandard streets (Wells Street & Wells
Circle), ACHD is requiring the applicant to install improvements such as curb, gutter,
sidewalk, and pavement widening. Please review the ACHD report for additional
information regarding this finding.
The applicant and/or future property owners may be required to pay park and highway
impact fees as well as construct on-site storm water drainage facilities.
Staff finds that the property proposed for annexation and zoning can be served adequately by
all essential public facilities and services. The Commission and Council should reference any
written and/or verbal testimony submitted by any public service provider, regarding their
ability to adequately service this project.
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 be financing the extension of sewer, water, local street
infiastructure, utilities and irrigation services to serve the project. The primary public
costs to serve the future residents will be fire and police facilities and services. Staff finds
AZ-05-O1O fPP-O5-012 /CUP-05-014
Wynds'one Place Subdivision AZ PP CUP
Planning & Zoning Commission/Mayor & City Council
April 21, 2005 (Hearing Date)
Page 8
there will not be excessive additional requirements at public cost and that the proposed
zoning and subsequent development 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;
ACHD estimates that this development will generate an additional 515 vehicle trips per
day. Staff recognizes that traffic and noise will increase with the approval of this
development; however, staff does not believe that the amount generated will be
detrimental to the general welfare of the public. Staff does not anticipate the proposed
annexation and subsequent uses will create excessive noise, smoke, fumes, glare, or
odors. Staff finds that the proposed commercial zoning/use will not be detrimental to
people, property or the general welfare of the 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;
The applicant is proposing to construct one new driveway to Wells Street and one new
driveway to Wells Circle. The proposed access points meet ACHD policy for location.
ACHD considers vehicular approaches in their analysis of projects and has prepared a
staff report that approves the proposed driveway locations. If the proposed vehicular
approaches and abutting streets are approved and accepted by ACHD, staff does not
believe that the development will create 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
Staff finds that there are some existing trees and other mature landscaping on this site. Any
existing trees larger than 4" caliper that are removed shall be mitigated for, per the
Landscape Ordinance (MCC 12-13-13). The applicant notes that 8 trees with a total of 128
caliper inches will be removed. The applicant is proposing to mitigate 73 of the 128 caliper
inches by constructing additional trees within the 1-84 landscape buffer. The remaining 55
caliper inches are fiom dying or hazardous trees that do not need to be mitigated. The
applicant should work with the City Arborist, Elroy Huff, on implementing a mitigation plan.
If any trees are deemed to be a hazard, diseased or dying by the City Arborist, prior to
removal, mitigation will not be required for those trees.
Staff finds that the proposed annexation and zoning should not result in the loss or damage of
any natural or scenic features, as long as the existing trees that are removed are mitigated.
AZ-05-mo I PP-QS-012/CUP-OS-014
Wynds"'ne Place Subdivision AZ PP CUP
Planning & Zoning CommissionlMayor & City Council
April 21, 2005 (Hearing Date)
Page 9
Staff recommends that the Commission and Council reference any public testimony that may
be presented to determine whether or not the proposed development may destroy or damage a
natural or scenic feature(s) of major importance of which staff is unaware.
L.
Is the proposed zoning amendment in the best interest of the City of Meridian. (Ord.
592,11-17-1992)"
Staff finds that all essential services are available or will be provided by the developer to
the subject property and will not require unreasonable expenditure of public funds. The
applicant is proposing to develop the land in substantial compliance with the City's
comprehensive plan and development ordinances. The land to the east of the subject
property was recently annexed into the City and this is a logical expansion of the City
limits. In accordance with the findings listed above, staff finds that the annexation/zoning
of this property would be in the best interest of the Citv.
ADDITIONAL ANEXATION & ZONING COMMENTS
1. The legal description submitted with the application (dated 10-19-04, stamped by Clinton W.
Hansen) shows the property as contiguous to the existing corporate boundary of the City of
Meridian. However, the submitted legal description does not go to the western boundary of
the Comfort Suites site. In order to meet the requirements of the City of Meridian and the
Idaho State Tax Commission the applicant should submit a revised legal description that
encompasses the entire right-of-way width for Wells Street abutting the site, prior to
annexation ordinance approval.
PRELIMINARY PLAT ANALYSIS
Meridian City Code (MCC) 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
tbis title and at least the following:
A.
The conformance of the subdivision with the Comprehensive Development Plan;
Please see Annexation and Zoning item "A".
B.
The availability of public services to accommodate the proposed development;
Staff finds that public services can be made available to accommodate the proposed
development. Please see Annexation and Zoning items "G" and "H" for more details.
C.
The continuity of the proposed development with the capital improvement program;
Because the developer is installing sewer, water, and utilities for the development at their
cost, staff finds that the subdivision will not require the expenditure of capital improvement
funds.
AZ-O5-010 / PP-05-012/CUP-O5-014
Wynds'one Place Subdivision AZ PP CUP
Planning & Zoning Commission/Mayor & City Council
April 21, 2005 (Hearing Date)
Page 10
D.
The public fmancial capability of supporting services for the proposed development;
Staff recommends the Commission and Council rely upon comments fiom the public service
providers (e.g. - police, fire, ACHD, etc.) to determine this finding. Please see Annexation
and Zoning item "H" and the Other Agency Comments and Conditions at the end of this
report for more detail.
E.
The other health, safety or environmental problems that. may be brought to tbe
Commission's attention.
Staff is not aware of any health, safety or environmental problems associated with the
development of this subdivision that should be brought to the Councilor Commission's
attention. ACHD considers road safety issues in their analysis. Staff recommends that the
Commission and Council reference any public testimony that may be presented to determine
whether or not the proposed subdivision may cause health, safety or environmental problems
of which staff is unaware.
SPECIAL CONSIDERATIONS (PRELIMINARY PLAT)
1. Landscaping:
Street Buffers: MCC 12-13-10-2 requires all street buffers to be located beyond any street
right-of-way and be maintained by the property owner upon which the buffer lies. No fences
are permitted within required street buffers and the width excludes the width of the sidewalk.
Further, MCC 12-13-10-6 requires street buffers to be planted with trees and shrubs, lawn, or
other vegetative groundcover, with a minimum density of one tree per 35 linear feet.
Entrvwav Corridor: The Interstate-84 on-ramp is designated as an entryway corridor on the
Comprehensive Plan Future Land Use Map. Meridian City Code (MCC) 12-13-10-4 requires
a 35-foot wide landscape buffer along all entryway corridors. The applicant is proposing a
35-foot wide landscape buffer along the 1-84 on-ramp. However, a portion of the buffer
width is within ITD's right-of-way. Therefore, the applicant is proposing an alternative to the
standard width requirement (see Applicant's Landscape Alternate Compliance Request letter
dated February 8, 2005).
ITD has an existing right -of-way fence located along the southerly line of the property. This
fence is approximately 8.5-feet inside of the right-of-way/property line at the southeast
comer of the property, and is on the property line at the southwest comer of the property.
Thus, a 250-foot long triangular shaped wedge exists between the right-of-way fence and
where the landscape buffer would typically begin, at the property line. The applicant is
proposing to include this triangular shaped right-of-way within the landscape buffer to ensure
that it is maintained and kept fiee of weeds and debris. Further, the applicant is propping to
include 57 new trees within the buffer (20 trees would otherwise be required). Staff is
supportive of this request as it meets the intent of the landscape buffer requirement and
AZ-05-{)10 IPP-{)5-012ICUP-05-{)14
Wynds.,ne Place Subdivision AZ PP CUP
Planning & Zoning CommissionlMayor & City Council
April 21, 2005 (Hearing Date)
Page 11
provides a denser buffer along the interstate than the standard requirement. The applicant
should be allowed to construct a 35-foot wide buffer along the south property line as
proposed, provided the applicant is able to enter into a right-of-way encroachment!1icense
agreement with ITD for planting grass and maintaining the portion of the landscape buffer
that lies within the right-of-way (triangular shaped wedge).
Wells Street & Wells Circle: MCC 12-13-10-4 requires a 10-foot wide landscape buffer
along alilocallcommercial roads. The ACHD is requiring the applicant dedicate a total of27-
feet fiom the centerlines of Wells Street and Wells Circle and construct one-halfofa40-foot
street section and a 5-foot wide sidewalk OR dedicate 25-feet of right-of-way and construct
one-half of a 40-foot street section and a 5-foot wide sidewalk, with 2-feet of the sidewalk
being in an easement to the district. On the submitted preliminary plat and landscape plan the
applicant is showing a 25-foot right-of-way dedication and a 10-foot wide buffer with 5-foot
wide attached sidewalks (2-feet of the sidewalk within the street buffer easement). The
applicant should be required to construct a 10- foot wide landscape buffer along Wells Street
and Wells Circle with the entire buffer being constructed outside any street right-of-way
and/or sidewalk width or other impervious surfaces such as parking areas. Further, the
landscape buffer should contain materials in accordance with MCC 12-13-10-6.
Land Use Buffers: MCC 12-13-12 requires landscape buffers between different land uses.
Per MCC 12-13-12-4, a 20-foot wide landscape buffer is required between office (Class III)
and single-family homes (Class I). Meridian City Code 12-13-12-2 requires the land use
buffer to be provided by the higher intensity use and to be located on the building site of the
higher intensity use. The applicant is proposing to construct a 20-foot wide buffer along the
west and north property lines that abut single-family residences. Said buffers shall contain
materials in accordance with MCC 12-13-12-3 and not include impervious surfaces such as
parking areas.
Tree Mitigation: There are several large trees on this site that the applicant will need to
remove or relocate. Any existing trees larger than 4" caliper that are removed shall be
mitigated for, per the Landscape Ordinance (MCC 12-13-13). The applicant notes that 8 trees
with a total of 128 caliper inches will be removed. The applicant is proposing to mitigate 73
of the 128 caliper inches by planting additional trees within the 1-84 landscape buffer. The
applicant claims that the remaining 55 caliper inches are fiom dying or hazardous trees that
do not need to be mitigated for. The applicant should work with the City Arborist, Elroy
Huff, on implementing a mitigation plan for the trees that are to be removed. If any trees are
deemed to be a hazard, diseased or dying by the City Arborist, prior to removal, mitigation
will not be required for those trees.
Landscape Plan: The submitted landscape plan prepared by Jensen Belts Associates, dated I
2-14-05 is approved with the modifications/notes mentioned herein. The proceeding
modifications/notes should be shown on a revised landscape plan submitted with the final
plat application.
AZ-05-OlO IPP-O5-012 /CUP-05-O14
Wynds"'ne Place Subd;vis;on AZ PP cUP
Planning & Zoning CommissionlMayor & City Council
April 21, 2005 (Hearing Date)
Page 12
See Site Specific Condition #2 below.
2. Existing Structures: There are several buildings within the boundaries of the proposed plat.
Some of the buildings span across proposed lot lines and/or do not meet the setback
requirements of the requested zone. Some of the structures are accessory to the existing
house and cannot be located on their own lot without a primary residence. The applicant is
proposing to remove all existing structures currently on this site. Prior to signature of the
final plat by the City Engineer, the existing structures should be removed, as proposed. See
Site Specific Condition #3 below.
3. Access. Drive Aisles and Parking: The applicant is proposing to construct one new driveway
off Wells Street and one new driveway off of Wells Court to serve the entire development.
ACHD has reviewed and approved these access points. Staff is supportive of the general
design of the access points and parking layout. However, because several of the proposed lots
do not have fiontage on a public street, a cross parking/cross access agreement for all ofthe
new lots within the subdivision to utilize the driveways and parking should be provided.
Maintenance ofthe drive aisles and parking areas should be provided for in a note on the face
of the final plat, AND/OR in a document such as CCR's. See Site Specific Condition #4
below and Special Consideration #1 (Lot Frontage) for more infonnation.
4. Pressure Irrigation: 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 should 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 culinary water system shall be
required. If a single-point connection is utilized, the developer will be responsible for the
payment of assessments for the common areas prior to signature on the final plat by the City
Engineer. An underground, pressurized irrigation system should be installed to all landscape
areas per the approved specifications and in accordance with MCC 12-13-8 and MCC 9-1-
28. See Site Specific Condition #5 below.
5. Piping of Ditches: Meridian City Code l2-4-13.A.I requires all irrigation ditches, laterals or
canals, exclusive of natural waterways, intersecting, crossing or lying adjacent and
contiguous, or which canals, ditches or lateral touch either or both sides of the area being
subdivided, to be covered and enclosed with tiling or other covering equivalent in ability to
detour access to said ditch, lateral or canal. Meridian City Code 12-4-13.A.2 allows the City
to waive the requirement for covering a ditch, lateral or canal, if it finds that the public
purpose requiring such will not be served in the individual case.
The applicant is proposing to abandon the existing irrigation ditches that serve this property
and relocate and pipe them along the perimeter of the site. The applicant should not disrupt
the delivery of irrigation water to down stream users. In accordance with Meridian City
Code, the applicant should be required to tile or cover all irrigation ditches, laterals or canals
AZ-O5-010 /PP-05-O12/CUP-O5-014
Wyndswne Place Subdivision AZ PP CUP
Planning & Zoning CommissionlMayor & City Council
April 21, 2005 (Hearing Date)
Page 13
that cross, intersect or lie adjacent to the subject site. See Site Specific Condition #6 below.
6. Fencing:: The applicant is proposing to utilize the existing right-of-way fence along the
southern property. The applicant is proposing to construct a new 6-foot tall solid vinyl fence
along the west and north property line (adjacent to the existing residences). Staff is
supportive of the proposed fencing plan. However, if permanent fencing is not provided
around the entire perimeter of the site, temporary construction fencing to contain debris must
be installed around the perimeter prior to issuance of a building permit. A detailed fencing
plan should be submitted upon application of the final plat (MCC 12-4-l0.F.3). All fences
should taper down to. 3-feet maximum within 20-feet of all right-of-way. See Site Specific
Condition #7 below.
7. Covenants. Codes. and Restrictions: The applicant has submitted a copy ofthe anticipated
CCR's for this development with the application. Staffrecommends that for maintenance and
operation purposes of the common areas (landscaping, drive aisles, parking, etc.), the
applicant record CCR's for this development, as proposed. See Site Specific Condition #8
below.
8. Wells Circle Improvements: Wells Circle is currently improved with 20-feet of pavement, no
curbs, gutters, sidewalks, or a turnaround. At the requirement of the ACHD, the applicant
will be improving Wells Circle with curb, gutter, sidewalk and pavement widening on their
side (south). In addition, ACHD is requiring the applicant to construct a turnaround with a
minimum turning radius of 45-feet. There is an existing fire hydrant, trees and fencing that
will have to be relocated outside of the right-of-way for the applicant to construct the
turnaround as required. Staff recommends that the applicant coordinate the construction of
the turnaround with the Public Works Department and the abutting property owner to the
north.
SITE SPECIFIC CONDITIONS (PRELIMINARY PLAT)
1. The preliminary plat prepared by Erickson-Civil, Incorporated, labeled sheet PP-I, dated I
2-8-05, is approved, with the conditions listed herein. All conditions ofthe accompanying
Annexation/Zoning (AZ-05-01O) and Conditional Use Permit (CUP-05-014) application
shall also be considered conditions of the Preliminary Plat (PP-05-0 12).
2.
The submitted landscape plan prepared by Jensen_Belts Associates, dated 2-14-05 is I
approved with the following notes/modifications.
. Depict a 35-foot wide landscape buffer along the on-ramp to I-84. The width of said
landscape buffer shall be allowed to include approximately 8.5-feet by 550-feet ofITD
right-of-way, as requested. In exchange for counting part ofITD's right-of-way in the
buffer width, construct a total of 57 new trees within the buffer. With the submittal of the
final plat, submit a copy of a right-of-way encroachmentllicense agreement with ITD for
AZ-OS-QIO IPP-QS-012/CUP-OS-Q14
Wyndstune Place Subdivision AZ PP CUP
6.
Planning & Zoning CommissionlMayor & City Council
April 21, 2005 (Hearing Date)
Page 14
planting grass and maintaining the portion of the landscape buffer that lies within the
right-of-way.
. Depict a lO.foot wide landscape buffer outside of the right-of-way required by ACHD for
Wells Street and Wells Drive. The width of said landscape buffer shall not include the
width of the required sidewalks for Wells Street and Wells Drive or other impervious
surfaces such as parking areas. In accordance with MCC 12-13-10-6, install at least one
tree in the buffer for every 35-feet offiontage on the abutting right-of-way.
. Depict a 20.foot wide buffer along the west and north property lines that abut single-
family residences, as proposed. Said buffers shall contain materials in accordance with
MCC 12-13.12-3 and not include impervious surfaces such as parking areas.
. Any existing trees larger than 4" caliper that are removed shall be mitigated for, per the
Landscape Ordinance (MCC 12-13-13). The applicant shall work with the City Arborist,
Elroy Huff, on implementing a mitigation plan. If any trees are deemed to be a hazard,
diseased or dying by the City Arborist, prior to removal, mitigation will not be required
for those trees.
The proceeding modifications/notes should be shown on a revised landscape plan submitted
with the final plat application.
3.
Prior to signature of the final plat by the City Engineer, remove all structures on this site, as
proposed.
4.
Prior to signatureofthe final plat by the City Engineer, a copy of a cross parking/cross access
agreement for all of the new lots within the subdivision to utilize the driveways and parking
areas shall be provided. Maintenance of the drive aisles and parking areas shall be provided
for in a note on the face of the final plat, AND/OR in a document such as CCR's.
5.
The applicant has not indicated who will own and operate the pressurized irrigation system
within this development. Underground year-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 year-round source of water. If the pressurized irrigation system
within this development is to remain a private association system, complete 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 shall be
submitted prior to plan approval. 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, a
single-point connection to the culinary water system shall be required. If a single-point
connection is utilized, the developer shall be responsible for the payment of assessments for
the common areas prior to signature on the final plat by the City Engineer.
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
AZ-05-010 IPP-05-012/CUP-05-O14
Wyndstone Place Subdivision AZ PP CUP
Planning & Zoning CommissionlMayor & City Council
April 21, 2005 (Hearing Date)
Page 15
district, or lateral users association (ditch owners), with written approval or non-approval
submitted to the Public Works Department. Iflateral users association approval can't be
obtained, plans will be reviewed and approved by the Meridian City Engineer prior to final
plat signature.
7.
Construct a 6-foot tall solid vinyl fence along the west and north property lines (adjacent to
the existing residences), as proposed. A detailed fencing plan shall be submitted upon
application of the final plat. If permanent fencing is not provided around the entire perimeter,
temporary construction fencing to contain debris must be installed around the perimeter prior
to issuance of building permits. All fences shall taper down to 3-feet maximum within 20
feet of all right-of-way. All fencing shall be installed in accordance with MCC 12-4-10.
8.
Maintenance of all common areas, including but not limited to: drive aisles, parking areas,
landscaping, etc., shall be the responsibility of the Wyndstone Business Owners'
Association.
9.
A drainage plan designed by a State ofIdaho licensed architect or engineer is required
and shall be submitted to the City Engineer (Ord. 557, 10-1-91) for all off-street parking
areas. Storm water treatment and disposal must be designed in accordance with
Department of Environmental Quality 1997 publication Catalog of Storm Water Best
Management Practices for Idaho Cities and Counties and City of Meridian standards and
policies. Off-site disposal into surface water is prohibited unless the jurisdiction which
has authority over the receiving stream provides written authorization prior to
development plan approval. The applicant is responsible for filing all necessary
applications with the Idaho Department of Water Resources regarding Shallow Injection
Wells.
10.
Sewer and water service shall be via main line extension ITom the existing mains adjacent to
the subject site. The subdivision designer to coordinate main sizing and routing with the
Public Works Department. The applicant shall execute City of Meridian standard forms of
easements, for any mains that are required to provide service.
GENERAL CONDITIONS (PRELIMINARY PLAT)
1. All grading of the site shall be performed in conformance with MCC 11-12-3H.
2.
3.
Sidewalks shall be installed within the subdivision and on the perimeter of the subdivision
pursuant to MCC 12-13-10-8.
A letter of credit or cash surety in the amount of 110% will be required for all fencing,
landscaping, pressurized irrigation, sanitary sewer, water, etc., prior to signature on the final
plat.
AZ-OS-OJO I PP-05-012/CUP-OS-014
Wyndstune Place Subdivision AZ PP CUP
9.
10.
11.
12.
Planning & Zoning CommissionlMayor & City Council
April 21, 2005 (Hearing Date)
Page 16
4.
A detailed landscape and fencing plan, in compliance with the landscape and subdivision
ordinance and as noted in this report, shall be submitted for the subdivision with the final plat
application.
5.
Coordinate fire hydrant placement with the City of Meridian Public Works Department.
6.
Two-hundred-fiftyand one-hundred-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 ITom the Public Works Department prior commencing installations.
7.
Any tree over 4" in caliper that is removed ITom 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
have to be mitigated.
8.
Submit any up-dated groundwater/soils monitoring data, as collected and analyzed by a soils
scientist, to the Public Works Department for review. Any drainage areas
(detention/retention basins) must be designed to ensure that water will percolate or discharge
with a period of time not to exceed 24-hours for all storms up to and including a 1O0-year
storm events. 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, soil 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 of3-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 I-foot above groundwater.
The applicant shall coordinate mailbox locations with the Meridian Post Office.
Any existing domestic wells and/or septic systems within this project will have to be
removed ITom 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.
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.
Applicant's engineer will be required to submit a signed, staroped statement certifying that
all street finish centerline elevations are set a minimum of three feet above the highest
established normal groundwater elevation.
AZ-OS-OlO /PP-OS-012/CUP-OS-û14
Wyndstone Place Subdivision AZ PP CUP
16.
17.
18.
Planning & Zoning Commission/Mayor & City Council
April 21, 2005 (Hearing Date)
Page 17
13.
All development features shall comply with the Americans with Disabilities Act and the
Fair Housing Act.
14.
The applicant shall be required to pay Public Works development plan review, and
construction inspection fees, as determined during the plan review process, prior to signature
on the final plat per Resolution 02-374.
15.
Applicant shall be responsible for application and compliance with any Section 404
Permitting that may be required by the Army Corps of Engineers.
Applicant shall be responsible for application and compliance with and NPDES Permitting
that may be required by the Environmental Protection Agency.
Staffs failure to cite specific ordinance provisions or terms of the approved
annexation/conditional use does not relieve the applicant of responsibility for compliance.
Preliminary plat approval shall be subject to the expiration provisions set forth in MCC 12-2-
4.
CONDITIONAL USE PERMIT ANALYSIS
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
permit ifthey shall fmd 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;
As part of the Planned Development (PD) the applicant is requesting reliefITom the
standard street ITontage and building setbacks of the L-O zone, as required by Meridian
City Code. The applicant has also requested an alternative to the standard entryway
corridor landscaping required along the on-ramp to Interstate-84. See CUPIPD Special
Consideration #1 below and Preliminary Plat Special Consideration #1 for detailed
analysis.
Parking stalls are currently required by ordinance at the rate of one space per 400 square-
feet of gross floor area for professional offices and one space for every 200 square-feet
for clinics (MCC 11-13-5.B). Compliance with parking requirements will be monitored
by the Planning & Zoning Department through the Certificate of Zoning Compliance
issuance for individual buildings/users.
AZ-O5-0 10 I PP-05-0 12 I CUP-O5-0 14
Wyndstone Place Subdivision AZ PP CUP
E.
F.
G.
Planning & Zoning CommissionlMayor & City Council
April 21, 2005 (Hearing Date)
Page 18
Staff finds that the subject property is large enough to accommodate the requested use
and all other required ordinance features. Although the site is large enough to
accommodate all of the features required by ordinance, the applicant has asked, through
the Planned Development, to modify specific development standards.
B.
That the proposed use and development plan will be harmonious with the Meridian
Comprehensive Plan and in accordance with the requirements ofthis Ordinance;
Please see Annexation and Zoning item "A".
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;
Please see Annexation & Zoning item "E".
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 finds that if the applicant complies with all conditions imposed, the proposed
development will not adversely affect other properties in the vicinity. The Commission and
Council should rely upon public testimony, staffs analysis, and other agency comments
when determining if the proposed uses will adversely affect other properties in the vicinity.
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
proposed conditional use shall be able to provide adequately any such services;
Please see Annexation & Zoning items "G" and "H", the Other Agency Comments and
Conditions, and any comments that may be submitted to the City Clerk regarding this
project.
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;
Please see Annexation & Zoning item "H".
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,
AZ-05-010 I PP-O5-0!2 /CUP-05-O14
Wyndsrune Place Subdivision AZ PP CUP
Planning & Zoning Commission/Mayor & City Council
April 21, 2005 (Hearing Date)
Page 19
glare or odors;
Please see Annexation and Zoning items "I" and "J".
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;
Please see Annexation & Zoning 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.
Please see Annexation & Zoning item "K".
CUP/PD SPECIAL CONSIDERATIONS
I. Reduced Standards: As stated earlier, the applicant is requesting modifications ITom standard
ordinance requirements for street ITontage and building setbacks of the L-O zone.
Lot Frontage: MCC 11-9-1 requires 50-feet of street frontage per lot. Five of the eight
buildable lots do not have frontage on Wells Street or Wells Circle. In lieu offrontage, the
applicant is proposing to record cross-access easements for all of the lots to use the drive
aisles as access the public street system. Staff recommends approval of the requested
ITontage modification because the proposed buildable lots within the subdivision have access
to the proposed drive aisle and easement. See Site Specific Condition #2 below.
Building Setbacks: MCC 11-9-1 requires a 20-foot rear building setback and 20-foot street
side setback. The applicant is requesting to reduce the rear and street side setbacks to 10-
feet. Staffis supportive ofthis request as appropriate landscaping is being provided along the
perimeter ofthis development. See Site Specific Condition #2.
2. Amenities: MCC 12-6-2.A.3 requires two or more amenities to be provided as part of a
planned development. The proposed PD amenities include water features on Lots 10 and 11,
and a sitting area on Lot 11. The amenities are depicted on the submitted landscape plan, and
are described in the applicant's letter accompanying the CUPIPD application. Staff is
generally supportive of the proposed site design and amenities as proposed. See Site Specific
Conditions #3 below.
3. Elevations: The applicant has submitted sample ITont elevations with the PD application.
Staff is supportive of the proposed elevations and materials shown on the sheets prepared
by David E. Waldron. Staff believes that the proposed buildings will be compatible with
the uses in the area (architecturally and aesthetically), if the buildings are constructed as
shown on the submitted elevations. When a Certificate of Zoning Compliance (CZC) is
AZ-05-010 /PP-05-0l2/CUP-05-014
Wyndstone Place Subdivision AZ PP CUP
Planning & Zoning Commission/Mayor & City Council
April 21, 2005 (Hearing Date)
Page 20
issued for the buildings in the future, staff will verify that the buildings are consistent
with the approved elevations submitted with this CUPIPD. All buildings constructed
within Wyndstone Place Subdivision should substantially comply with the elevations
prepared by David E. Waldron. Construction materials used on the structure should be
approved by City of Meridian Building Department and in accordance with the most
recent Uniform Building Code. See Site Specific Condition #4 below.
4. Refuse Container LocationlDesign: Sanitary Service Company (SSe) has expressed a
concern regarding some of the proposed dumpster locations and their design (see
comments below). Staff recommends that the applicant coordinate the location and design
of dumpsters with SSC staff. Trash enclosures must be built in the location and to the size
approved by SSe. Prior to submittal of a CZC, the applicant should submit a revised site
plan, approved by SSC, for the proposed trash enclosure locations and design. All
dumpster(s) must be screened in accordance with MCC Il-12-1.e. See Site Specific
Condition #5 below.
SITE SPECIFIC CONDITIONS OF APPROVAL (CUPlPD)
1. The site plan prepared by Erickson-Civil, Incorporated, labeled sheet C-I, dated 1-27-05,
is approved, with the conditions listed herein. All conditions ofthe accompanying
Annexation and Zoning (AZ-05-0l0) application and Preliminary Plat (PP-05-0l2) shall
also be considered conditions of the Conditional Use Permit (CUP-05-014) application.
2.
The project shall conform to the L-O dimensional standards, except as follows:
. Minimum fiontage:
. Minimum setbacks:
O-feet
20-foot (fiont)
la-foot (rear)
5-foot per story (side)
10-foot (street side)
No other variances, exceptions or reductions to the City adopted dimensional standards or
uses are approved with this CUP/PD application.
3.
The following amenities are required as part of the Planned Development: water features on
Lots 10 and 11, and a sitting area on Lot 11. The amenities shall be constructed as depicted
on the submitted landscape plan.
4.
All building construction within Wyndstone Place Subdivision shall substantially comply
with the fiont elevations on file with the Planning and Zoning Department, prepared by
David E. Waldron. Construction materials used on the structure should be approved by
City of Meridian Building Department and in accordance with the most recently adopted
City of Meridian Building Code.
AZ.(JS-OIO IPP.(JS.(J12 ICUP.(JS.(J14
Wyndstone Place Subdivision AZ PP CUP
9.
11.
12.
Planning & Zoning Commission/Mayor & City Council
April 21, 2005 (Hearing Date)
Page 21
5.
The applicant shall coordinate the location and design of trash dumpster( s) with Sanitary
Services Company (SSe) staff. Trash enclosures must be built in the location and to the
size approved by SSC. All dumpster(s) must be screened in accordance with MCC 11-12-
I.C. Please contact Bill Gregory at SSC (888-3999) for detailed review of your proposal
and submit stamped (approved) plans with each certificate of zoning compliance
application.
6.
No building or other structure shall be erected, moved, added to or structurally altered,
nor shall any building structure or land be established or change in use on this site
without first obtaining a Certificate of Zoning Compliance (CZe) fiom the Meridian
Planning and Zoning Department (MCC 11-19-1).
7.
All required improvements must be complete prior to obtaining a Certificate of
Occupancy for the proposed development. A temporary Certificate of Occupancy may be
obtained by providing surety to the City in the form of a letter of credit or cash in the
amount of 110% ofthe cost ofthe required improvements (including paving, striping,
landscaping, and irrigation). A bid must accompany any request for temporary occupancy.
Any temporary occupancy will not exceed 60 days to complete the required
improvements.
8.
If construction has not begun within 18 months of City Council approval, a new
conditional use pennit must be obtained prior to the start of development.
Outside lighting shall be designed and placed in such a manner as to eliminate glare and
illumination of the adjoining roadways and properties, in accordance with City Ordinance
Section 11-13-4.C.
10.
A drainage plan designed by a State of Idaho licensed architect or engineer is required and
shall be submitted to the City Engineer (Ord. 557, 10-1-91) for all off-street parking areas.
Storm water treatment and disposal must be designed in accordance with Department of
Environmental Quality 1997 publication Catalog of Storm Water Best Management Practices
for Idaho Cities and Counties and City of Meridian standards and policies. Off-site disposal
into surface water is prohibited unless the jurisdiction which has authority over the receiving
stream provides written authorization prior to development plan approval. The applicant is
responsible for filing all necessary applications with the Idaho Department of Water
Resources regarding Shallow Injection Wells.
All signage shall be in accordance with the standards set forth in Section 11-14 ofthe
City Zoning and Development Ordinance.
It is the applicant's responsibility to ensure that all construction conforms to the
requirements of the Americans with Disabilities Act.
AZ-05-010 / PP-QS-012/ CUP-05-014
Wyndstone Place Subdivision AZ PP CUP
Planning & Zoning Commission/Mayor & City Council
April 21, 2005 (Hearing Date)
Page 22
13.
Applicant's (or successor's) failure to comply with any of the terms of approval of the
conditional use permit shall be cause for revocation of the conditional use permit.
OTHER AGENCY COMMENTS & CONDITIONS
MERIDIAN PARKS DEPARTMENT
1. 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 COMPANY
1. Please contact Bill Gregory at SSC (888-3999) for detailed review of your proposal prior to
the public hearing. There is a concern that the required modifications may significantly
impact your site design and may require a revised site plan. If the site plan is revised, contact
the planner assigned to the project immediately to discuss the changes and how to proceed
with the revised site plan.
2. 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.
MERIDIAN FiRE DEPARTMENT
1. Acceptance of the water supply for fire protection will be by the Meridian Fire Department and
water quality by the Meridian Water Department for bacteria testing.
2. Final Approval of the fire hydrant locations shall be by the Meridian Fire Department.
a. Fire Hydrants shall have the 4 Vi' 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 ofthe
hydrant location.
e. Fire Hydrants shall be placed on comers when spacing permits.
f. Fire hydrants shall not have any vertical obstructions to outlets within 10'.
g. Fire hydrants shall be place 18" above finish grade.
h. Fire hydrants shall be provided to meet the requirements of the IFC Section 509.5.
3. All entrance and internal roads shall have a turning radius of 28' inside and 48' outside
radius.
4. All 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.
AZ-OS-DlO /PP-OS-012/CUP-OS-D14
Wyndstone Place Subdivision AZ PP CUP
Planning & Zoning CommissionlMayor & City Council
April 21, 2005 (Hearing Date)
Page 23
5. Fire lanes and streets shall have a vertical clearance of 13 '6". This includes mature
landscaping.
6. Operational fire hydrants, temporary or permanent street signs and access roads with an all
weather surface are required before combustible construction is brought on site.
7. The roadways shall be built to Ada County Highway Standards cross section requirements
and shall have a clear 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. These measurements shall be based on the face of curb dimension.
8. Commercial and office occupancies will require a fire-flow consistent with the International
Fire Code to service the proposed project. Fire hydrants shall be placed per Appendix D.
9. The 8 office/commercial lots lot will have an unknown transient population and will have an
unknown impact on Meridian Fire Department call volumes. The Meridian Fire Department
has experienced 2397 responses in the year 2003. According to a report completed by Fire &
Emergency Services Consulting Group our requests for service are projected to reach 2800 in
the year 2005 and 3800 by the year 2010.
10. Maintain a separation of 5' fiom the building to any dumpster enclosure.
11. Provide a Knoxbox entry system for the complex prior to occupancy.
12. The first digit of the Office Suite shall correspond to the floor level.
13. The applicant shall work with city staff to provide an address identification plan including a
pylon/monument sign at the required intersection(s).
14. All aspects of the building systems (including exiting systems), processes & storage practices
shall be required to comply with the International Fire Code.
15. Provide exterior egress lighting as required by the Intemational Building & Fire Codes.
16. Where a portion of the facility or building hereafter constructed or moved into or within the
jurisdiction is more than 400 feet (122 m) fiom a hydrant on a fire apparatus access road, as
measured by an approved route around the exterior of the facility or building, on-site fire
hydrants and mains shall be provided where required by the code official. For buildings
equipped throughout with an approved automatic sprinkler system installed in accordance with
Section 903.3.1.1 or 903.3.1.2 the distance requirement shall be 600 feet (183).
a. For Group R-3 and Group U occupancies, the distance requirement shall be 600 feet
(183 m).
AZ-05-{) 10 fPP-{)5-012 fCUP-05-{)14
Wyndstone Place Subdivision AZ PP CUP
.
Planning & Zoning CommissionlMayor & City Council
April 21, 2005 (Hearing Date)
Page 24
b. For buildings equipped throughout with an approved automatic sprinkler system
installed in accordance with Section 903.3.1.1 or 903.3.1.2, the distance requirement
shall be 600 feet (183 m).
17. There shall be a fire hydrant within 100' of all fire department connections.
18. Buildings over 30' in height are required to have access roads in accordance with Appendix D
Section mos.
RECOMMENDATION
Staff recommends approval of the submitted Annexation and Zoning (AZ-05-010),
Preliminary Plat (PP-05-012), and Conditional Use Permit (CUP-O5-014) applications with
the conditions listed herein.
AZ-O5-010 / PP-O5-O12/CUP-O5-014
W)TIdsIDne Place Subdivision AZ PP CUP
Land consultants, Inc
52 North Second Street
Eagle, Idaho 83616
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April 7, 2005
Subject: I 151West Wells Street, Meridian, Idaho
RECEIVED
APR 111 2005
Attention: Shawn L Nickel
city of Meridian
City CieIk Office
Dear Sir:
I am in receipt of your letter advising me that you are having a neighborhood
meeting regarding the development of the property located at 1151 West Wells Street,
Meridian, Idaho. It is unfortunate that you are not timely with the scheduling of the
meeting in regards to the local residents that are impacted with your planned
development. This is poor planning on your part, since you have been aware of the
property development for some time.
Because you are late with this SUDDEN PLANNED MEETING, I will be out of
town with several of my neighbors and will not be able to attend your meeting. You have
many unresolved issues regarding your proposed development and they will have to be
addressed at the Planning and Zonings scheduled meeting on Thursday April 21, 2005.
lthink that sudden scheduling of a meeting is poor planning on your part.
Sincerely,
~ð-~'
Elwood E. Rennison
990 Mustang Street
Meridian, Idaho 83642-6201
IT;.. Meridian Planning & Zoning Commission'
Meridian City Hail
33 East Idaho Avenue Meridian, Idaho 83642
,1\1 OS-OlD
rp 05-0\:1
Cl-tP ,,'3>-0""¡
Bruce A Freckleton
Development Services Manager
660 E. Watertower
Suite 202
Meridian, Idaho 83642
Craig Hood
Associate City Planner
660 Watertower
Suite 202
Meridain, Idaho 83642
.- -.,...
JitJ y ~~forLf
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Letter of~1
RECEI\/
AFrt 2 1 lÛl:;;
Date:
April21,2005
AFrO.
City of Meridian
Fax: 2&d~efà1.~f?ífice
2 Pages
To:
Jim Fuhrman
B&F Enterprises
8IlE ëf Mkerlál~~
., er OffIce
Subject: Temporary Irrigation Ditch Construction
Enclosed are the following items:
.. .
4/21/05
I
I 1
. .
I Temoorarv Irriaation Ditch Plan
Jim,
Will you please sign the attached plan and fax it back to me at 208.846.8956 as soon
as possible. Thanks, RE
These are transmitted:
0 For your
files
0 For action
specified above
0 For review
and approval
Ii!I For your use
0 As requested
Sincerely,
Erickson-Civil, Inc.
Enclosure(s)
Project No.:
cc:
5293 N. Schubert Ave. Meridian,lD 83642 T.208.846.8955, F.208.846.8956
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~~E.~~D TITLE 42 RECE D watennaster, e~ts any di~eh onhe b=~=::' o~~la~~ or destroys a~y
HI " .: I LUUj . , gate or flume, IS hab]e 111 a CIvil actIon to any person Il1Jured thereby 111
CHAPTER 9 11\ '4 A . :A.,- three (3) times the actual damage sustained in consequence of any such
City of Meridian JI\\I'f"tA--tu'IRJ wrongful act or acts,
Cit~I!ImfiOON OF WATER TO CONSUMERS ~
CityofMeridian 42-903. HEADGATES AND MEASURING DEVICES-
42-901. APPOINTMENT OF WATERMASTER - City Clerk Office WATER COMPANIES TO FURNISH.
APPOINTMENT BY COURT.
It shan be the duty of those owning or controlling any ditch, canal or
lateral to appoint a superintendent or watermaster, whose duty it shall be
to measure the water from such ditch. canal or lateral through the outlet
of those entitled thereto. according to his or her pro rata share: provided,
that any vicinity or neighborhood, the inhabitants of which use the waters
of any ditch, canal or lateral for the purpose of inigation, or have or claim
a common right to the waters of any ditch or lateral for such purposes.
provided the waters so claimed or used have not been allotted to the
individual users thereof, shall constitute a water district.
Anyone or more of said joint owners so using the water of any ditch,
canal or lateral as aforesaid, when the appointment of a watennaster can
not be agreed upon, may petition the judge of the district court in whose
district the ditch, canal or lateral may be located for the appointment of a
watermaster for said ditch. canal or lateral. and shall set forth in said
petition the facts of his or her ownership in said ditch, canal or lateral; the
ownership and interest of all other joint owners; the location and length
of said ditch, canal or lateral, and requesting said district court to appoint
a watennaster to take charge of the same. Upon due notice being given to
all of the water users under said ditch, canal or lateral, and after hearing
before said court, it shall be the duty of the judge of said district court if
he deem it necessary or equitable in order that the rights of all water users
under said ditch, canal or lateral may be protected, to appoint a
watermaster for the ditch, canal or lateral descdbed in the petition. Said
watennaster to receive such compensation as the court in his judgment
may deem adequate, and shall be paid in the same manner as is provided
for the payment of watennasters under chapter 5 of this title, and shall
perfonn the smne duties and have the same power and authodty as other
watermasters appointed or elected in accordance with the provisions of
this code.
42-902.
INJURING DITCH OR HEADGATE - TRIPLE
DAMAGES.
Any person who, without the consent of the watennaster of the district,
diverts any water from the ditch or channel where it was placed, or
caused, or left to run by the watermaster or his deputies. or who shuts or
opens any ditch. gate or dam with intent so to divert any water, aod
therehy deprive any person of the use of the same during any part of the
time he is entilled to such use, or who. without the consent of the
Any person, association or corporation deliveting or distributing water
under any fixed annual charge or rental shan provide the necessmy gates
and measuring devices to render possible amI practicable a measurement
of the quantity of water being delivered to any consumer (or number of
consumers using a common lateral or distributing ditch); and the price
charged for the annual use of the water so distrihuted shall be in
proportion to the quantity of water delivered from the works of such
person. association or corporation. Such measuring devices shall be of
such a character. and provided with such gauges or scales, that the
quantity of water being delivered at any time can be ascertained by
inspection; and shall be of such general plan as shall meet with the
approval of the department of water resources, which shall inspect any
such devices whenever possible to ascertain their character, and the
department shall furnish such general infolmation and instructions to any
consumer, or the watermaster of any number of consumers of water, as
may be necessary to enable him to ascertain the quantity of water flowing
through any such measuring device.
42-904.
DIVISION OF LAND INTO CLASSES BY
PRIORITY.
When any ditch, canal or reservoir delivering or distributing water to
several users has one or more rights or priorities by reason of
enlargements made from time to time. the right of the land being irrigated
by such works shall be divided into classes; rights of the first class
belonging to those lands reclaimed between the dates of the first and
second priorities or rights of such works; rights of the second class
beionging to those lands reclaimed between the dates of the second and
third priorities of such works; rights of any other class being detelmined
in like manner; but all the rights belonging to the same class shall be
equal and subject alike to the regulations of their respective class.
42-905.
POINT OF DELIVERY.
Any person, association or corporation which may contract to deliver a
certain quantity or water to any party or parties, shall deliver the same to
such party or parties. together with a reasonable and necessary allowance
r(lr loss by evaporation ami seepage, at some convenient point on thc
main ditch, canal or reservoir or said pcrson. association or corporation,
(11' (\11 anv branch or lalentl thereof belonging to Ihl' owner () " oWners or
stich ditl:h. l'ana! or rcscrY\lir. EX"'; sIr" C/r "
TITLE 18
CHAPTER 43
>-IrK ¿ 1 2ìJG~
IRRIGATION WORKS
City of Meridia
18-4301. INTERFERENCE WITH DITCHES, CANAL~ÖR ClerkOffic
RESERVOIRS.
Every person who shall, without authority of the owner or managing
agent, and with intent to defraud, take water from any canal, ditch, flume
or reservoir, used for the purpose of holding or conveying water for
manufacturing, agricultural, mining, or domestic uses, or who shall,
without like authority, raise, lower, or otherwise disturb, any gate or other
appurtenance thereof used for the control or measurement of water, or
who shall empty or place, or cause to be emptied or placed, into any such
canal, ditch, flume, or reservoir, any rubbish, filth, or obstruction to the
free now of water, is guilty of a misdemeanor.
18-4302. WASTING WATER USED FOR IRRIGATION.
Any person or persons, who shall wilfully or wantonly waste any of the
waters of any stream, the waters of which are used for irrigation, to the
detriment of any claimant of such water for irrigation purposes, by
diverting the same for an unnecessary use or purpose, or by allowing such
water to waste by running into depressions or dry channels so that the
same cannot be used for irrigation, nor reach the original channel of the
stream from which it has been diverted, are guilty of a misdemeanor.
18-4303. OBSTRUCTION OF OVERFLOW, GAUGE OR
WATERWAY IN DAM.
Any person or persons who shall obstruct any overflow, gauge or
waterway, placed in any dam by order of any water master, so as to
impede the now of water over such dam as regulated by the water master,
shall be guilty of a misdemeanor.
18.4304. WRONGFUL DIVERSION OF WATER.
Any person who without the consent of the water master of the district,
diverts any water from a ditch or channel where it has been placed, or
caused or left to run by the water master or his deputies, or who shuts or
opens any ditch, gate or dam, or in any way impedes or increases the now
of water in any stream or ditch diverting water from a stream, while the
same is under the charge of a water master, or who cuts away any
embankment of a stream. whereby the water of such stream is diverted,
Ex'\.H B lí 'tJ:z'
or breaks, injures, or removes any gate, nume or other device used for the
equitable distribution of the water of such stream by the water master,
shall be guilty of a misdemeanor.
18-4305. INTERFERENCE WITH HEADGATE - CUTTING
BANKS OF STREAM.
If any obstruction shall be wilfully and maliciously placed on any
overflow gauge in any stream of water which is used for irrigation and is
under control of a water master, and such obstruction retards or impedes
the free overflow of the water of such stream, thereby increasing the
pressure against a headgate through which water is diverted by means of
such dam, or if any headgate regulated by a water master shall be
removed, broken, injured or interfered with so as to disturb the
distribution of the water as regulated by the water master, or if any bank
of the natural stream, the water of which is being used for irrigation and
is being distributed by a water master, shall be cut away so as to increase
the now of water from such stream, thereby interfering with the
distribution of the water as regulated by a water master, the person or
persons so interrupting the now of said water as aforesaid, shall be guilty
of a misdemeanor.
18-4306; INJURIES TO DITCHES AND APPURTENANCES.
Any person or persons, who shall cut, break, damage, or in any way
interfere with any ditch, canal, headgate, or any other works in or
appurtenant thereto, the property of another person, corporation, or
association of persons. and whereby water is conducted to any place for
beneficial use or purposes, and when said canal, headgate, ditch, dam, or
appurtenance is being used or is to be used for said conduct of water, shall
be guilty of a misdemeanor.
18-4307. INJURY TO MEASURING DEVICES.
Any person or persons who shall cut, break, injure, destroy, enlarge,
change, or alter any headgate, sluiceway, weir, water box, or other
measuring device, the property of any irrigation district, corporation or
association of persons, or in the possession of, or in the use of, said
irrigation district, corporation, or association, or the property of another,
shall be guilty of a misdemeanor.
Any person or persons who shall change, alter, destroy, disturb, enlarge,
or interfere with any headgate, dam, weir, water box, or other measuring
device, made, placed, used or regulated by any duly appointed, elected,
or authorized water master, deputy water master, ditch walker, ditch rider,
engineer, or other authorized agent of any irrigation company,
1:)0-11 SfT -cl2"
RECEIVEl},riI21,2005
¡.Ù;rt ¿ 20(6
City of Meridian
Planning and Zoning
660 East Watertower Lane
Suite 202
Meridian, Idaho 83642
City of Meridian
City Clerk Office
Subject: Wyndstone Place Subdivision
Dear Sirs,
I am in receipt of your letter advising me of a hearing to be held on April 21, 2005, regarding the above
subject development. I would like to express some concerns regarding this preliminary Plat Application.
My concerns are outlined below with their attached exhibits.
A. Irrigation Water: Pressure irrigation is not a viable option for the watering of this
development for the following obvious reasons.
I. Pressure Irrigation as an alternate source ofwatering.
a. Delivery of the irrigation water for this property falls on a water rotation
schedule. The irrigation time for this property is approximately 9 hours per
week from approximately 9:00 p.m. Sunday evening to 6:00 am Monday
morning.
b. Our irrigation lateral comes from the Ridenbaugh Canal and serves 44
parcels of land ranging in size from 0.34 acres to 39.00 acres. (See Exhibit
'N).
c. The water table in our location has dropped 10 feet over a 12 to IS year
period, so putting a well in for watering should not be considered as a viable
option to use for irrigation.
d. Alternate sources of irrigation water that can be had on a continuos demand
basis are Meridian City Water or Water from Five (5) Mile Creek.
e. The water, which flows in our lateral, is not a continuo flow, but provides
water intennittently to multiple individual users out of the Ridenbaugh
Canal. (See Exhibit 'B')
2. Our water users association must have access available to all areas ofthe proposed
Irrigation system with specific gate access on the west and north boundaries for
the water manager to distribute the water to the water users.
3 Wyndstone Place is subject to complying with Title 42, Chapter 9, Section 42-602 and
Title 18, Chapter 43, Section 198-4036 of the Idaho Code if they interfere with
The Water Users Associations irrigation distribution system. (See Exhibits
"Cl1"and 'CI2') if they modifY our irrigation lateral without prior approval.
B. On may 21, 2004, Mr. Ed Morrow called me and asked if! could provide assistance to Ada
County in resolving irrigation water distribution problem. I t seems that B&F Enterprises
Mr. James Furhman refused to allow Mr. Robert Middleton access to his irrigation water
across the front of his place using the Irrigation easement across the ftont of his property. I
surveyed the location for the irrigation line and prepared two drawings MF -0 I and MF -02 for
a buried irrigation line and submitted them to Ada County for approval on. With one change,
the July 20, 2004 drawing were approved by Ada County on August 10, 2004. With a minor
change which was incorporated into the drawings (See Exhibits '011, 012, 013 and 014').
Mr. James Fuhrman ofB&F Enterprises refused to allow the installation of this piping
system. As a result, Mr. Robert Middleton did not receive his full allocation of irrigation
water for the year 2004. In a phone conversation on April 21, 2005, between Mr. Ed Meritt of
Ada County (860-6624), and Robert Middleton, Ada County Advises that there is and
approved drawing in place in their office (Exhibits 'D/I and 0/2' and the owner (B&F
Enterprises) and the applicant Quasar Development, LLC are obligated to provide irrigation
water to Mr. Middleton. It should be recorded the delivery of irrigation water is scheduled for
the week of Apri125, 2005 and Mr. Middleton is waiting for bis water wbicb is one (1) year
late.
C. All piping that is to be installed on the Wynlistone Place Subdivision will be reinforced
concrete
pipe with the complete system meeting the requirement s of the Locust View water Users
Association East and the Nampa Meridian Irrigation District.
D. Area Lighting: All area lighting for the Wyndstone Place Subdivision must be subdued to
prevent lighting pollntion at the adjacent residences wbicb are as close as 50 feet from the
proposed property boundary.
E. Building Height: We would like to see the height of the building kept to a maximum oDO feet
in lieu of the proposed 35 foot building height.
In conclusion, I ask that a bold be place on the Quasar Development, LLC Preliminary Platt Application for
the Wyndstone Place Subdivision until the above issues are resolved.
Elwood E. Rennison
990 Mustang S1reet a
Meridian, Idaho 83642 /fþ
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CITY OF MERIDIAN
PUBLIC HEARING
SIGN-UP SHEET
April21,2005
ITEM #
13
DATE
PROJECT NUMBER
AZ 05-010
Wyndstone Place Subdivision
PROJECT NAME
NAME (PLEASE PRINTI FOR AGAINST NEUTRAL
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2689385873
LAND CONSULTANTS
PAGE el1/el5
52 N. 2nd Street
Eagle, Idaho 83616
Offi.ce - 208--938-3812
Fax - 208-938-5873
Email: mark@lantIcoJ:Isu)tanet
I Land Consultants, Inc. I
Fax
AnN: Craig Hood, Meridian P&Z
FrDm: Shawn L. Nickel
Meridian City Clms OftiĊ
888-æ54; 888-4218
Pages: 5 ~ncludlng cover sheet)
FIUC
.....
IIIItII: 4/1812005
RøI
cc:
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IJ PI- c.m.nt C ~ Raply
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Please accept these afficIlIIIiIs forposllng ofWyndstone Sub ancl Lyndhurst SUb forthe Thursday P&Z
hearing. Sorry fOr the delay. Please call if you have any questions. Shawn
APR 18 '0S 16:43
2089385873
P¡:¡r,¡= Yl1
04/18/2005 16: 43
2089385873
LAND CONSULTANTS
PAGE 02/05
AFFIDAVIT OF POSTING
STATE OF IDAHO
)
) §
)
COUNTY OF ADA
I,
Mike Arnold. Premier Sians, Inc. 2100 E. Fairview Avenue. Suite 7 855-0380
(name) (address) ~phone)
Meridian
(city)
Idaho
(state)
, being first duly sworn upon
oath, depose and say:
I personally posted the subject property with the hearing notice sign 10 days prior to the public
hearing for the WvndstoRe Place Subdivision - Preliminarv Plat for 8 commercial lots. with
common lots: Annexation and ZoRina to L-O: and CUP for Planned DeveloDment on 4.63
acres.
Dated this
8
day of
ADril
SUBSCRIBED AND SWORN to before me the day and year first above written.
RUTH ZAHORIK
NOTARY PUBUC
STATE OF IDAHO
My Commission Expires: 7 f¡ 7/ ?fYJJh
Master\affid-posting
FlPR 18 '05 16:43
2089385873
PFlGE.02
04/18/2005 16: 43
2089385873
LAND CONSULTANTS
PAGE 03/05
APR 18 '05 16:43
2089385873
PAGE.m