HomeMy WebLinkAboutSharp Estates Subdivision PP
P P 05-062
MERIDIAN PLANNING & ZONING MEETING
APPLICANT The Gables, Inc.
February 2, 2006
ITEM NO.
11
REQUEST Continued Public Hearing from January 5, 2006 - Preliminary Plat approval
of 25 single-family residential lots and 2 common lots on 5.11 acres in the proposed R-8
zone for Sharp Estates Subdivision - 2445 NorthWingate Lane
AGENCY
COMMENTS
CITY CLERK:
CITY ENGINEER:
See Previous Item Packet
CITY BUILDING DEPT:
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V ~ 'ÆY~
CITY PLANNING DIRECTOR:
CITY ATTORNEY
CITY POLICE DEPT:
CITY FIRE DEPT:
CITY WATER DEPT:
CITY SEWER DEPT:
CITY PARKS DEPT:
MERIDIAN SCHOOL DISTRICT:
SANITARY SERVICES:
ADA COUNTY HIGHWAY DISTRICT:
CENTRAL DISTRICT HEALTH:
NAMPA MERIDIAN IRRIGATION:
SETTLERS'IRRIGATlON:
IDAHO POWER:
INTERMOUNTAIN GAS:
Dote:~ $ne: .
Staff Initials: ,-
Mate Is presented at public meetings shall become property of the City of Meridian.
---
PP 05-062
MERIDIAN PLANNING & ZONING MEETING
APPLICANT The Gables, Inc.
January 19,2006
ITEM NO.
20
REQUEST Preliminary Plat approval of 25 single-family residential lots and 2 common
lots on 5.11 acres in the proposed R-8 zone for Sharp Estates Subdivision - 2445 North
Wingate Lane
AGENCY
COMMENTS
CITY CLERK:
CITY ENGINEER:
CITY PLANNING DIRECTOR:
See Staff Comments / memo to Continue in Al Packet
CITY ATTORNEY
CITY POLICE DEPT:
CITY WATER DEPT:
CITY SEWER DEPT:
~~m
~\~~~~
CITY FIRE DEPT:
CITY BUILDING DEPT:
CITY PARKS DEPT:
MERIDIAN SCHOOL DISTRICT:
SANITARY SERVICES:
ADA COUNTY HIGHWAY DISTRICT:
CENTRAL DISTRICT HEALTH:
NAMPA MERIDIAN IRRIGATION:
SETTLERS'IRRIGATION:
IDAHO POWER:
INTERMOUNTAIN GAS:
OTH ER:
Contacted:
Emailed:
Date:
Phone:
Staff Initials:
Materials presented at public meetings shall become property of the City of Meridian.
STATE OF IDAHO
)
) §
)
COUNTY OF ADA
AFFIDAVIT OF POSTING
I, Mike Arnold, Premier Siqns, Inc, 2100 E. Fairview Avenue, Suite 7 855-0380
(name) (address) (phone)
Meridian Idaho , being first duly sworn upon
(city) (state) oath, depose and say:
RECEIVED
JAN .2 3 ?J30fJ
(;~~yc ~~: ~~p~;;:~
I personally posted the subject property with the hearing notice sign 10 days prior to the public
hearing for the Annexation and Zonina of 5.11 acres from RUT to RoB & Preliminary Plat
approval of 25 sinQleofamilv residential buildinQ lots and 2 common lots for Sharp Estates
Subdivision.
Dated this
23rd. day of
Januarv , 2006
(/jf (:LR
'1 (Signature)
SUBSCRIBED AND SWORN to before me the day and year first above written.
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,----
MERIDIAN PLANNING & ZONING MEETING
APPLICANT The Gables, Inc.
AZ 05-062
January 19, 2006
ITEM NO.
19
REQUEST Annexation and Zoning of 5.11 acres from RUT to R-8 zone for Sharp Estates
Subdivision - 2445 North Wingate Lane
AGENCY
COMMENTS
CITY CLERK:
CITY ENGINEER:
CITY PLANNING DIRECTOR:
CITY ATTORNEY
See attached Staff Comments / Memo to Continue
CITY POLICE DEPT:
CITY FIRE DEPT:
CITY BUILDING DEPT:
C\J~\ .
~ \\\ \D
t1-\)~
CITY WATER DEPT:
CITY SEWER DEPT:
CITY PARKS DEPT:
No Comment
MERIDIAN SCHOOL DISTRICT:
SANITARY SERVICES:
ADA COUNTY HIGHWAY DISTRICT:
See attached Comments
See attached Comments
CENTRAL DISTRICT HEALTH:
NAMPA MERIDIAN IRRIGATION:
See attached Comments
SETTLERS'IRRIGATION:
IDAHO POWER:
INTERMOUNTAIN GAS:
OTHER:
Contacted:
Emailed:
Date:
Phone:
Staff Initials:
Materials presented at public meetings shall become property of the City of Meridian.
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 19,2006
A. Drawings
1. Preliminary Plat (dated: 12-1-05)
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARlNG DATE OF JANUARY 19,2006
2,
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Exhibit A - Page 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARINGJ?ATE OF JANUARY 19,2006
STAFF REPORT
TO:
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Sharp Estates Subdivision G\ rY ¡::RK O~F\CF
AZ-O5-062~XP( CLo-- " -'
Annexation and Zoning of5.1 I acres from RUT (Ada County) to
R-8 (Medium.Density Residential).
Hearing Date: 1/19/2006
Planning & Zoning Commission
C. Caleb Hood
CulTent Plmming Manager
Meridian Planning Department
208-884-5533
SUBJECT:
PP-05-062
Preliminary Plat approval of 25 single-family residential building lots and 2
common lots on 5.1 I acres in a proposed R-8 zone.
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The applicant, The Gables, LLC, has applied for Annexation and Zoning (AZ) to R-8 (Medium-
Density Residential) for 5.11 acres of property cuaently zoned RUT in Ada County. The site is
located south of Packard Acres Subdivision No.3, on the west side of Wingate Lane,
approximately Y2 mile south of Us tick Road. CulTently, there is a single-fmnily home and
associated outbuildings on this site. The site has not been previously platted. The subject
property is within the Urban Service Planning Area.
2. SUMMARY RECOMMENDATION
The subject applications (AZ and PP) were submitted to the Planning Department for
concurrent review. Below, staff has provided a detailed analysis and recommended conditions of
approval for the requested Annexation and Zoning and Preliminary Plat applications. Staff is
recommending apProval of the Proposed Sharp Estates Subdivision (AZ-05-062 and PP-05-062)
with the conditions listed in Exhibit B ofthe Staff Report.
3. PROPOSED MOTION (to be considered after the public hearing)
Recommend Approval
I move to recommend approval to the City Council of File Numbers AZ-05-062 and PP-05-062
as presented in staff report for the hearing date of January 19, 2006 with the following
modifications: (Add any proposed modifications.)
Recommend Denial
I move to recommend denial to the City Council of File Numbers AZ-05-062 and PP-05-062 as
presented in the staff report for the hearing date of January 19, 2006 for the following reasons:
(You should state specific reasons for denial of the annexation and you must state specific -
reason(s) for the denial of the plat.)
Recommend Continuance
I move to continue File Numbers AZ-05-062 and PP-05-062 to the hearing date of (insert
continued hearing date here) for the following reason(s): (You should state specific reason(s)
for continuance.)
Sharp Estates Subdivision AZ-05-062/PP-05-062
PAGE 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE I-lEARlNG DATE OF JANUARY 19,2006
4. APPLICATION AND PROPERTY ~FACTS
a. Site Address/Location: 2445 N. Wingate Lane; approximately Yz mile south of Us tick
Road and Yz mile west of Eagle Road / 3NIE5
b. Owner:
Dale & Helen Sharp
2445 N. Wingate Lane
Meridian, Idaho 83642
c. Applicant:
The Gables, LLC
1771 N. Wildwood, #200
Boise, Idaho 83713
d. Representative:
e. Present Zoning:
Ron Sargent
RUT (Ada County)
f. Present Comprehensive Plan Designation: Medium Density Residential
g. Description of Applicant's Request; The applicant is requesting conCUlTent approval for
Annexation and Zoning of the subj ect 5.11 acres to R -8 and Preliminary Plat approval of 25
single-family buildable lots and 2 common lots. All of the homes within the development are
proposed to be single-family detached. All of the proposed lots confonn to the dimensional
standards ofthe R~8 zone. The average lot size in the proposed development is 6,307 square
feet. The gross density of the project is 4.9 dwelling units per acre. Just over 10%
(approximately Yz of an acre) ofthe site is being set aside for open space. The applicant is
proposing to construct an east.west, lO-foot wide pedestrian path within the southern common
lots.
1. Date of preliminary plat (attached in Exhibit A): 12/1/05
2. Date of landscape plan (attached in Exhibit A): 11/15/05
h. Applicant's Statement/Justification: The subdivision is to have 25 buildable lots on 5.11 acres
with .53 acres of open space. A thirty foot wide pathway will be constructed along the south
side of the property with the potential to connect from the property to the other street to the
west and east. There will also be common area on either side of Devlin Ave. at the southern
entrance to the subdivision (please see Applicant's Submittal Letter.)
S. PROCESS FACTS
a. The subject application will in fact constitute an annexation as detennined by City Ordinance.
By reason ofthe provisions ofthe Meridian City Code Title 11 Chapter 5, a public hearing is
required before the City Council on this matter.
b. The subject application will in fact constitute a preliminary plat as detennined by City
Ordinance. By reason of the provisions of the Meridian City Code Title 11 Chapter 5, a public
hearing is required before the City Council on this matter.
c. Newspaper notifications published on: January 2nd and January 16th, 2006
d. Radius notices mailed to properties within 300 feet on: December 23Td, 2005
e. Applicant posted notice on site by: January 9th, 2006
Sharp Estates Subdivision AZ-05-062/PP-05-062
PAGE 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 19, 2006
6. LAND USE
a. Existing Land Use(s):
this site.
b. Description of Character of Suuounding Area: This is an infill development. All of the
parcels sUlTounding this property are part of city-approved residential subdivisions.
There is a single-family home and some associated outbuildings on
c. Adjacent Land Use and Zoning:
1. North: Single-family lots within Packard Acres Subdivision, zoned R-4
2. East: Single-family lots within Packard Acres Subdivision, zoned R-4
3. South: Single-family lots within Kearney Place Subdivision, zoned R-8
4. West: SingleÆamily lots within Chateau Meadows Subdivision, zoned R~8
d. History of Previous Actions:
N/A
e. Existing Constraints and Opportunities:
1. Public Works:
Location of sewer: There is cuuently sewer in N. Devlin Avenue both on the
north and south side of this property.
Location of water: There are water stubs to the north and south of this parcel
in N. Devlin Avenue.
Issues or concerns:
None.
2. Vegetation: There are several existing trees on this property that need to be
protected during construction, or be mitigated for.
3. Floodplain: N/A
4. Canals/Ditches Irrigation: Any open iuigation ditches, laterals and canals, should be
tiled when this property develops.
5. Hazards: Staff is not aware of any hazards associated with this property.
6. Proposed Zoning: R-8 (Medium-Density Residential)
7. Size of Property: 5.11 acres
f. Subdivision Plat Infonnation:
1. Residential Lots:
25
2. Nonwresidential Lots:
3. Total Building Lots:
4. Common Lots: 2
5. Other Lots: 0
6. Total Lots: 27
7. Gross Density:
g. Landscaping
0
25
4.9 units per acre (net density is 6.0 d.u./acre)
1. Width of street buffer(s):
Street buffers are not required on any of the internal,
Sharp Estates Subdivision AZ-05~O62/PP-O5-062
PAGE 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 19, 2006
local streets.
2. Width ofbuffer(s) between land uses; N/A
3. Percentage of site as open space: 0.53 acres/l 0.4%
4. Other landscaping standards: Landscaping adjacent to micro-paths should
generally comply with UDC 11- 3B-12. Common open space lots should include at
least one deciduous shade tree per 8,000 square feet (UDC ll-3G-3E2). See Section
10, Analysis below.
h. Amenities: Ten percent open space and pedestrian pathways.
i. Off-Street Parking: UDC ll-3Cw6 requires single-family detached dwellings to have 2
enclosed parking spaces (a garage) and a 20' x 20' parking pad in front of each garage.
j. Proposed and Required Residential Standards:
R-8
Setbacks (in feet) Proposed
Front Living Area (to sidewalk)* 15
Side Accessed Garage (to sidewalk)* 15
Front Accessed Garage (to sidewalk)*20
Side 4
Rear 12
Frontage (garage facing street) 50
Frontage (on common driveway) 10
Frontage (alley loaded garage) N/A
Lot Size (garage facing street) 5,000
Lot Size (alley loaded garage N/A
Required
15
15
20
4
12
50
10
40
5,000
4,000
*See Common Driveway in Section 10, Analysis below for required standards for
lots adjacent to a common driveway.
k. Proposed and Required Non-Residential;
N/A
1. Summary of Proposed Streets and/or Access: Although there are two public stub
streets to the property, access is cUITently taken from Wingate Lane, a private street. The
applicant is proposing to abandon any interest in Wingate Lane and provide access to the lots
in the subdivision via Devlin Avenue stub street extensions from the north (through Packard
Acres) and south (through Kearney Place). All of the internal streets are local streets with
either a 34-foot wide or 36-foot wide street section (measured back of curb to back of curb)
and contain sidewalks that are attached to the back of the curb. Staff is supportive of the
proposed street system. For a detailed report on all of ACHD's conditions, please see the
ACHD report and Exhibit B.
7. COMMENTS MEETING
On December 30,2005, a joint agency and departments meeting was held with service providers
in this area. The agencies and departments present include; Meridian Fire Department, Meridian
Parks Department, Meridian Public Works Department, Meridian Police Department, and the
Sharp Estates Subdivision AZ-05~062IPP-05-062
PAGE 4
CiTY OF MERiDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARiNG DATE OF JANUARY 19,2006
Sanitary Services Company. Staff has included comments, conditions and recommended actions
in Exhibit B below.
8. COMPREHENSIVE PLAN POLICIES AND GOALS
This property is designated "Medium Density Residential" on the Comprehensive Plan Future
Land Use Map. Medium density residential areas are anticipated to contain between three and
eight dwellings per acre (see Page 95 of the Comprehensive Plan.) The proposed Prelinrinary Plat
includes 25 single-family lots on 5.11 acres for a gross density of 4.9 dwelling units/acre. Staff
fmds that the overall density is within the range of a medium density project.
Staff finds the following Comprehensive Plan policies to be applicable to tIlls property and apply
to the proposed development (staff analysis in italics below policy):
Chapter VII, Goal III, Objective A, Action 1 - Require that development projects have planned
for the provision of all public services.
.
When the City established its Area of City Impact, it planned to provide City services to the
subject property. The City of Meridian plans to provide municipal services to the lands proposed
to be annexed in the following manner:
. Sanitary sewer and water service will be extended to the project at the developer's
expense.
The sul{ject lands currently lie within the jurisdiction of the Meridian Rural Fire District.
Once annexed the lands will be under the jurisdiction of the Meridian City Fire
Department, who currently shares resource and personnel with the Meridian Rural Fire
Department.
The subject lands currently lie within the jurisdiction of the Ada County Sheriff's Office.
Once annexed the lands will be serviced by the Meridian Police Department (MPD).
The roadways adjacent to the subject lands are currently owned and maintained by the
Ada County Highway District (ACHD). This service will not change.
The subject lands are currently serviced by the Meridian School District #2. This service
will not change.
The subject lands are currently serviced by the Meridian Library District. This service
will not change and the Meridian Library District should szifJer no revenue loss as a
result of the subject annexation.
.
.
.
.
Municipal, fee-supported, services will be provided by the Meridian Building Department, the
Meridian Public Works Department, the Meridian Water Department, the Meridian Wastewater
Department, the Meridian Planning Department, Meridian Utility Billing Services, and Sanitary
Services Company.
Chapter VI, Goal II, Objective A, Action 3 - Consider "Accommodating Bicycle and Pedestrian
Travel: A Recommended Approach" ITom the National Center for Bicycling and Walking in all
land-use decisions.
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.
Staff believes that the subject applications comply with the policies listed in the literature noted
above.
Chapter VI, Goal II, Objective A, Action 6 - Require street cormectians between subdivisions at
Sharp Estates Subdivision AZ-05-062/PP-O5-062
PAGE 5
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 19,2006
regular intervals to enhance connectivity and better traffic flow.
The submitted preliminary plat proposes to extend two stub streets, one from Packard Acres
Subdivision No.3 (Devlin Avenue), and one form Kearney Place Subdivision No.3 (Devlin
Avenue). There are no undeveloped parcels adjacent to this property. Staff believes that the
applicant has done a nice job of connecting and extending existing stub streets to this property.
Chapter VI, Goal II, Objective A, Action 13 - Review new development for appropriate
opportunities to connect to local roads and collectors in adjacent developments.
See analysis above.
Chapter VII, Goal I, Objective D, Action 9 - Require new residential development to provide
peImanent perimeter fencing to contain construction debris on site and prevent windblown debris
from entering adjacent agricultural and other properties.
Fencing exists along the north, east and west property lines. There is also existingfencing
located approximately 30 feet north of the south property line (adjacent to the irrigation ditch.)
Prior to house construction, fencing should be constructed around the perimeter of this site. See
Analysis below and Exhibit B for more information.
Chapter VI, Goal II, Objective A, Action 5 - Require pedestrian access connectors in all new
development to link subdivisions together to promote neighborhood connectivity as part of a
community pathway system.
The applicant is proposing to construct attached sidewalks adjacent to all of the proposed streets,
which connect to adjacent properties. The applicant is also proposing to construct a 1 O-foot wide
pathway near the south property line. This pathway will connect with adjacent pedestrian
connections in Chateau Meadows to the west and Packard Acres No.1 to the east. Staffis
supportive of the proposed pedestrian connections to adjacent properties. See Analysis below for
more information about the pedestrian path on the south side of this property.
Chapter VII, Goal N, Objective C, Action 6 - Require pedestrian access in all new development
to link subdivisions together and promote neighborhood connectivity.
See above.
Chapter VII, Goal N, Objective D, Action 2 - Restrict curb cuts and access points on collectors
and arterial streets.
This property does not have access to any classifzed arterial or collector street.
Chapter VII, Goal N, Objective C, Action I - Protect existing residential properties trom -
incompatible land use development on adjacent parcels.
The applicant is proposing a residential zone. Staff .finds that the existing single-family
residential properties to the north, south, east and west are compatible with the proposed
development.
Sharp Estates Subdivision AZ-05-062/PP-05-062
PAGE 6
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 19, 2006
Chapter VII, Goal IV, Objective C, Action 10 - Support a variety of residential categories (low-,
medium-, and high-density single family, multi-family, townhouses, duplexes, apartments,
condominiums, etc.) for the purpose of providing the City with a range of affordable housing
opportunities.
The subject application includes a request for the R-8 zone. Chateau Meadows, Kearney Place
and Packard Acres No.3 all obtained R-8 zoning. Packard Acres Subdivision No.1 obtained R-4
zoning. Stafffinds that the requested zoning designation contributes to the variety of residential
zoning categories in this area and is generally consistent with the Comprehensive Plan
designation for this site.
Staff believes that the proposed density (4.9 d.u. 's/acre) and zoning (R-8) for this property is appropriate.
Staff recommends that the Commission and Council rely on any verbal or written testimony that may be
provided at the public hearing when determining if the applicant's zoning and development request is
appropriate for this property.
9. UNIFIED DEVELOPMENT CODE
a. Schedule of Uses: Unified Development Code (UDC) 11-2-1 lists single-family detached
homes as pennitted uses in the R-8 zoning district.
b. Purpose Statement of Zone:
R-8 Medium-Density Residential: The purpose of the residential districts is to provide for
a range of housing oPportunities consistent with the Meridian Comprehensive Plan.
Connection to the City of Meridian water and sewer systems is a requirement for all
residential districts. Residential districts are distinguished by the allowable density of
dwelling units per acre and corresponding housing types that can be acconunodated
within the density range. .
c. General Standards: All of the proposed lots comply with the standard lot size and street
frontage requirements ofthe R-8 zone established in the UDc. No dimensional modifications
are being requested for the proposed development. Staff is recommending an alternative to the
standard requirement for landscaping adjacent to the pathway on the south side of the
development (see Special Considerations in Section 10 below.)
10. ANALYSIS
a. Analysis of Facts Leading to Staff Recommendation:
1.
AZ Application: Based on the policies and goals contained in the Comprehensive
Plan, staff believes that the requested R-8 zone is appropriate for this property. Please
see Exhibit D for detailed analysis of the required facts and findings for annexation.
The annexation legal description submitted with the application (stamped on -
November 14, 2005 by John Goettsche, PLS) shows the property as contiguous to the
existing corporate boundary of the City of Meridian.
2.
PP Application: The proposed preliminary plat substantially complies with the
Unified Development Code.
Special Considerations:
Sharp Estates Subdivision AZ-05-062/PP-05-062
PAGE 7
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 19,2006
Common Driveway: The applicant is proposing to use a common driveway for Lots 4,
5, 6 and 7, Block 1. Staff is supportive of the common driveway proposal. ODC 11,
6C-3D7 requires setbacks, building envelopes, and orientation of the lots and
structures to be shown on the plat; building setbacks should be measured from the
edge of the common driveway easement or property lines, whichever is more
restrictive. Further, UDC 11-3C-6 requires every single-family detached dwelling to
have a two-car garage and a 20' x 20' parking pad on the lot. The asphalt for the
common driveway should not COllilt towards the required parking pad area. Lots 4, 5,
6 and 7, Block 1 should maintain at least 10 feet of public street frontage (flag) and the
common driveway easement should be depicted and explained on the face of the final
plat. Comply with all common driveway provisions listed in UDC 11-6C-3D. See
Exhibit B below.
Pathways: The applicant is proposing to construct a lO-foot wide asphalt pathway
along the south side of this development. This pathway will tie in with the cinder
pathway to the east in Packard Acres No.1. The cider pathway in Packard Acres No. 1
then connects to an unimproved path along the south side of Carol Subdivision. The
pedestrian connection in this area is hindered by some gates, but eventually temrinates
at River Valley Elementary School to the east.
UDC 11-3B-12C requires a 5-foot wide landscape strip on both sides of a micro
pathway with at least 1 deciduous tree being planted every 35 linear feet on both sides
of the pathway. However, due to the pathway bein!! within a Nampa Meridian
Irrigation District <NMID) easement, staff is recommendin!! that the applicant be
2:fanted a modification of this standard requirement. fustead of trees. staff
recommends that the applicant be 2:fanted alternative compliance from the standard
landscape requirement alon!! pathways. Staff recommends that the applicant be
required to install shrubs and other low-lving 2:foundcover on both sides of the
pathway (as allowed by NMID.) See the Landscaping section and Exhibit B below.
Landscaping: The landscape plan prepared by Treasure Valley Engineers, on 11-15-
OS, labeled Sheet L1 is approved with the following modifications/notes:
. Per ODe 11-3G-3A, set aside 10.4% (0.53 acres) of the site for useable open
space and provide a lO-foot wide asphalt pathway within common Lot 9,
Block 1, and common Lot 18, Block 2, as proposed.
. Maintain at least a 5-foot wide landscape strip on both sides of the proposed
asphalt pathways on Lot 9, Block 1, and Lot 18, Block 2. As an alternative to
trees, construct shrubs and other low.lying groundcover on each side of the
proposed 10-foot wide asphalt pathways.
. Per ODC 11-3G-3El, at least one deciduous shade tree per every 8,000 square
feet of common open space should be planted, and common areas should be
improved with lawn, either seed or sod. .
. Per UDC 11-3B-I0, the applicant should work with the City Arborist, Elroy
Huff, on designing, adopting, and implementing a protection and mitigation
plan for the existing trees on site.
. A written certificate of completion should be prepared by the landscape
architect, designer, or qualified nurseryman responsible for the landscape
plan. All standards of installation should apply as listed in UDC ll-3B-14.
Sharp Estates Subdivision AZ-05-062/PP-05-062
PAGE 8
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 19,2006
Submit a revised landscape plan, reflecting the chaliges/notes mentioned above,
with the final plat application(s).
Access: Access to this site is clUTently- provided trom Wingate Lane,- a private lane.
The applicant is proposing to extend stub streets from the north and south as access to
this property. Wingate Lane was created with a private road agreement that was
created in 1913. The applicant is proposing to abandon any interest this property has
in Wingate Lane. Staff is supportive of this proposal. Staff recommends that prior to
signature of the final plat by the City Engineer, the applicant be required to submit a
copy of a recorded document, a release of dominant parcel interest, for the interest that
this parcel has in Wingate Lane (coordinate the drafting of this doclUnent with the
City's Legal Department.) Further, the applicant should either be required to depict the
existing Wingate Lane easement on the face of the final plat, OR terminate/vacate the
private road agreement. NOTE: The buildable area of Lots 10 and 11, Block 2, will
be significantly affected ifthe Wingate Lane private road easement on this property is
not vacated. Lot 10, Block 1, will only have about a 29-foot wide building pad area.
See Exhibits A and B below.
ExistinlZ Residences/BuildinlZs: The site currently contains multiple buildings.
Because the existing structures span across proposed lot lines, all buildings shall be
removed or relocated, prior to signature of the final plat by the City Engineer. See
Exhibit B below.
FencinlZ: The applicant is not proposing to construct any new fencing with this
development. There is existing fencing along the north, east, and west property lines.
A detailed fencing plan should be submitted upon application of the fmal plat. If
pennanent fencing is not provided before issuance of a building pennit, temporary
construction fencing to contain debris must be installed around the perimeter.
Perimeter, common open space, and micro-path fencing shall be designed according to
ODC 11-3A-7. Fencing adjacent to Lot 6, Block 1 and Lot 18, Block 2, shall be
restricted to either 4-foot solid or 6-foot open vision (ODC ll-3A- 7 A7bi). See Exhibit
B below.
Common Areas: Maintenance of all common areas shall be the responsibility of the
Sharp Estates Home Owners' Association. See Exhibit B below.
Ditches. Laterals. and Canals: There are existing irrigation ditches that run along and
through this parcel. Per ODC 11-3A-6 all inigation ditches, laterals or canals,
exclusive of natural waterways, and waterways being used as amenities, that intersect,
cross or lie within the area being subdivided shall be covered. See Exhibit B below.
Pressure IrrilZation: The City of Meridian requires that pressurized inigation systems
be supplied by a year-round source of water. The applicant should be required to use -
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 used, 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 ODC ll-3A-
15 and MCC 9-1.28.
Sharp Estates Subdivision AZ-05-062/PP-05-062
PAGE 9
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 19,2006
b. Staff Recommendation: Staff recommends approval of the subject applications AZ-OS-
062 and PP-OS-062. with the conditions listed in Exhibit B ofthe StaffRepO1i for the hearing
date of January 19 , 2006.
11. EXHffiITS
A. Drawings
1. Preliminary Plat (dated: 12~1-05)
2. Landscape Plan (dated: 11-15-05)
B. Conditions of Approval
1. Planning Department
2. Public Works Department
3. Fire Department
4. Police Department
5. Parks Department
6. Sanitary Service Company
7. Ada County Highway District
C. Legal Description
D. Required Findings from Unified Development Code
Sharp Estates Subdivision AZ-05-062/PP-05-062
PAGE 10
1.1.3
1.1.4
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 19,2006
B. Conditions of Approval
1. Planning Department
1.1 SITE SPECIFIC REQUIREMENTS-PRELIMINARY PLAT (PP-05-062)
1.1.1
The preliminary plat labeled as PI, prepared by Treasure Valley Engineers, dated December 1,
2005 is approved, with the conditions listed herein. All comments and conditions of the
accompanying Annexation and Zoning (AZ-05-062) application shall also be considered
conditions of the Preliminary Plat (PP-05-062).
1.1.2
The applicant is proposing to use a common driveway for Lots 4, 5, 6 and 7, Block 1. Lots 4, 5, 6
and 7, Block 1 shall maintain at least 10 feet of public street frontage (flag) and the conunon
driveway easement shall be depicted and explained on the face of the final plat; building setbacks
should be measured from the edge of the common driveway easement or property lines,
whichever is more restrictive. ill accordance with ODC 11.6C-3D7, depict the required setbacks,
building envelopes, and orientation of the lots and structures on Lots 4, 5, 6 and 7, Block 1, on the
face of the final plat. ill accordance with UDC 1I.3C-6, provide each single-family detached
dwelling with a two-car garage and a 20' x 20' parking pad between the garage face and the
common driveway (the asphalt for the common driveway shall not count towards the required
parking pad area.) Comply with all Common driveway provisions listed in UDC 11-6C-3D.
ODC 11-3B-12C requires a 5-foot wide landscape strip on both sides of a micro pathway with at
least 1 deciduous tree being planted every 35 linear feet on both sides of the pathway. Due to the
proposed pathway on Lot 9, Block 1, and Lot 18, Block 2, being within a Nampa Meridian
Inigation District (NMID) easement, the applicant is hereby granted alternative compliance from
the standard requirement to install trees along side the pathway. ill lieu of trees, the applicant
shall install shrubs and other low-lying groundcover on both sides of the pathway (as allowed by
NMID .)
The landscape plan prepared by Treasure Valley Engineers, on 11.15-05, labeled Sheet Ll is
approved with the following modifications/notes:
. Per ODC 11- 3G.3A, set aside 10.4% (0.53 acres) of the site for useable open
space and provide a lO-foot wide asphalt pathway within common Lot 9,
Block 1, and common Lot 18, Block 2, as proposed.
. Maintain at least a 5-foot wide landscape strip on both sides of the proposed
asphalt pathways on Lot 9, Block 1, and Lot 18, Block 2. As an alternative to
trees, construct shrubs and other low-lying groundcover on each side of the
proposed lO-foot wide asphalt pathways (as allowed by NMID).
. Per UDC 11-3G-3E1, install at least one deciduous shade tree per every 8,000
square feet of Common open space area, and install lawn, either seed or sod.
. Per UDC 11-3B-1O, the applicant shall work with the City Arborist, Elroy
Huff, on designing, adopting, and implementing a protection and mitigation
plan for the existing trees on site. Submit a copy of said plan with the final
plat application.
. A written certificate of completion shall be prepared by the landscape
architect, designer, or qualified nurseryman responsible for the landscape plan
and submitted prior to occupancy of any buildings. All standards of
installation shall apply as listed in UDC 11- 3B.14.
Exhibit B - Page 1
1.1.8
1.1.9
CITY OF MERJDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 19,2006
Where the applicant has submitted a preliminary landscape plan and where
staff has reviewed such plan, the landscaping shall be consistent with the
preliminary plan with modifications as proposed by staff. The proceeding
modifications and notes should be shown on a revised landscape plan
submitted with the final plat application(s).
1.1.5
Prior to signature of the final plat by the City Engineer, the applicant shall submit a copy of a
recorded document, a release of dominant parcel interest, for the interest that this parcel has in
Wingate Lane (coordinate the drafting of tIlls document with the City's Legal Department.)
Further, the applicant shall either depict the existing Wingate Lane easement on the face of the
final plat, OR terminate/vacate the private road agreement.
1.1.6
Prior to signature of the final plat by the City Engineer, all buildings shall be removed from this
site or relocated in compliance with the City Code.
1.1.7
The applicant is not proposing to construct any new fencing with this development. A detailed
fencing plan shall be submitted upon application of the final plat. If pennanent fencing is not
provided before issuance of a building permit, temporary construction fencing to contain debris
must be installed around the perimeter. Perimeter, cornmon open space, and micro-path fencing
shall be designed according to UDC II~3A-7. Fencing adjacent to Lot 6, Block 1 and Lot 18,
Block 2, shall be restricted to either 4-foot solid or 6-foot open vision.
Maintenance of all common areas shall be the responsibility of the Sharp Estates Home Owners'
Association.
Per UDC II-3A~6 all irrigation ditches, laterals or canals, exclusive of natural waterways, and
waterways being used as amenities, that intersect, cross or lie within the area being subdivided
shall be covered. Plans will need to be approved by the appropriate inigation/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 not be obtained, alternate
plans will be reviewed and approved by the City Engineer prior to final plat signature.
1.1.10 Underground, pressurized irrigation must be provided to all lots within this development.
1.2
1.2.1
1.2.2
1.2.3
GENERAL REQUIREMENTS-PRELIMINARY PLA T (PP~O5-062)
A detailed landscape 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(s).
Sidewalks shall be installed within the subdivision and on the perimeter of the subdivision
pursuant to UDC II-3A-I7.
All areas approved as open space shall be free of wet ponds or other such nuisances. All
stonnwater detention facilities incOI]Jorated into the approved open space are subject to UDC 11-
3A-18 and shall be fully vegetated with grass and trees. Sand, gravel or other non-vegetated
surface materials shall not be used in open space lots, except as permitted under UDC II-3B.
Where the applicant has submitted a preliminary landscape plan and where staff has reviewed
such plan, the landscaping shall be consistent with the preliminary plan with modifications as
proposed by staff. If the stonnwater detention facility carmot be incolþorated into the approved
open space and still meet the standards of UDC 11 ~3A-18, then the applicant shall relocate the
Exhibit B - Page 2
2.6
2.7
2.8
2.9
2.10
CITV OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 19,2006
facility. This may require losing a developable lot or developable ai'ea. It is the responsibility of
the developer to comply with ACHD, City of Meridian and all other regulatory requirements at
the time of final construction.
1.2.4
Coordinate fire hydrant placement with the City of Meridian Public Works Department.
1.2.5
Staff's failure to cite specific ordinance provisions or tenus of the approved alU1exation and
conditional use does not relieve the applicant of responsibility for compliance.
1.2.6
Preliminary plat approval shall be subject to the expiration provisions set forth in UDC 11 ~6B- 7.
2. Public Works Department
2.1
Sanitary sewer service to this development is being proposed via extension mains in N. Devlin
Avenue. The applicant shall install all mains necessary to provide service; applicant shaH
coordinate main size and routing with the Public Works Department, and execute standard fonus
of easements for any mains that are required to provide service. Minimum cover over sewer
mains is three feet, if cover from top of pipe to sub-grade is less than three feet than alternate
materials shaH be used in confonuance of City of Meridian Public Works Departments Standard
Specifications.
Water service to this site is being proposed via extension of mains in N. Devlin Avenue. The
applicant shall be responsible to instaH water mains to and through this development, coordinate
main size and routing with Public Works.
The applicant shall be required to continue the 10-inch water main in N. Devlin A venue as
opposed to the 8-inch that is proposed.
The applicant has indicated that the pressurized ilTigation system in this development is to be
owned and operated by Nampa and Meridian lITigation District. A letter of plan approval shaH be
submitted prior to scheduling of a pre-construction meeting.
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 use any existing surface or
wen water for the primary source. If a surface or wen source is not available, a single~point
connection to the culinary water system shall be required. If a single-point cOlUlection is utilized,
the developer wiII be responsible for the payment of assessments for the common areas prior to
signature on the final plat by the City Engineer.
AIl existing structures shaH be removed prior to signature on the final plat by the City Engineer.
Any existing domestic wens and/or septic systems within this project shaH be removed from
domestic service per City Ordinance Section 9-1-4 and 9-4-8. Wens may be used for non~
domestic purposes such as landscape irrigation.
Street signs are to be in place, water system shaH be approved and activated, fencing installed,
drainage lots constructed, road base approved by the Ada County Highway District and the Final
Plat for this subdivision shaH be recorded, prior to applying for building pennits.
A letter of credit or cash surety in the amount of 110% wiII be required for all uncompleted
fencing, landscaping, amenities, pressurized ilTigation, sanitary sewer, water, etc., prior to
signature on the final plat.
2.2
2.3
2.4
2.5
AIl development improvements, including but not limited to sewer, fencing, micro-paths,
pressurized irrigation and landscaping shaH be instaHed and approved prior to obtaining
Exhibit B - Page 2
2.19
3.1
3.2
3.3
3.4
CJTY OF MERJDIAN PLANNJNG DEPARTMENT STAFF REPORT FOR THE HEARJNG DATE OF JANUARY 19,2006
2.11
certificates of occupancy.
Applicant shall be required to pay Public Works development plan review, and construction
inspection fees, as detennined during the plan review process, prior to signature o:q the final plat
per Resolution 02-374.
It shall be the responsibility ofthe applicant to ensure that all development features comply with
the Americans with Disabilities Act and the Fair Housing Act.
Applicant shall be responsible for application and compliance with and NPDES Pennitting that
may be required by the Environmental Protection Agency.
Applicant shall be responsible for application and compliance with any Section 404 Pennitting
that may be required by the Anny Corps of Engineers.
Developer shall coordinate mailbox locations with the Meridian Post Office.
All grading of the site shall be perfonned in confonnance with MCC ll-12-3H.
Compaction test results shall be submitted to the Meridian Building Department for all building
pads receiving engineered backfill, where footing would sit atop fill material.
The engineer shall be required to certify that the street centerline elevations are set a minimum of
3-feet above the highest established peak groundwater elevation. This is to ensure that the bottom
elevation of the crawl spaces of homes is at least I-foot above.
One hundred watt, high-pressure sodium streetlights shall 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
detennined after power designs are completed by Idaho Power Company. The street light
contractor shall obtain design and pennit from the Public Works Department prior to
commencing installations.
2.12
2.13
2.14
2.15
2.16
2.17
2.18
3. Fire Department
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 500 feet
apart. International Fire Code Appendix C.
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.
Final Approval of the fIre hydrant locations shall be by the Meridian Fire Department.
a. Fire Hydrants shall have the 4 W' 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 specifIcations.
d. Fire Hydrants shall be placed on comers when spacing pennits.
e. Fire hydrants shall not have any vertical obstructions to outlets within 10'.
f. Fire hydrants shall be place 18" above finish grade.
g. Fire hydrants shall be provided to meet the requirements ofthe!FC Section 509.5.
h. Show all proposed or existing hydrants for all new construction or additions to existing
buildings within 1,000 feet of the project.
The phasing plan may require that any roadway greater than 150 feet in length that is not
provided with an outlet shall be required to have an approved turn around.
Exhibit B - Page 2
3.15
3.16
3.17
3.18
CITY OF MERTDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 19,2006
3.5
All entrance and internal roads and alleys shall have a turning radius of28' inside and 48' outside
radius.
3.6
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 at least 20' wide.
3.7
Requirements for dead~end fire apparatus access roads that are between 500'-750' in length. 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 26' wide. Streets with less than a 35'
street width shall have no parking. Streets with less than 39' shall have parking only on one side.
These measurements shall be based on the face of curb dimension. Special approval required
over 750' IFC Table D1O3.4. The roadway shall be able to accommodate an imposed load of
75,000 GVW.
3.8
For all Fire Lanes, provide signage "No Parking Fire Lane".
3.9
Insure that all yet undeveloped parcels are maintained free of combustible vegetation.
3.10
Fire lanes and streets shall have a vertical clearance of 13'6". This includes mature landscaping.
3.11
Operational fire hydrants, temporary or pennanent street signs and access roads with an all
weather surface are required before combustible construction is brought on site.
3.12
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 two entrances should be
separated by no less than ~ the diagonal measurement of the full development.
3.13
Building setbacks shall be per the International Building Code for one and two story construction.
3.14
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. The roadway shall be
able to accommodate an imposed load of 75,000 GVW.
The fire department requests that any future signalization installed as the result of the
development of this project be equipped with Opticom Sensors to ensure a safe and efficient
response by rITe and emergency medical service vehicles. This cost of this installation is to be
borne by the developer.
The applicant shall work with Planning Department staff to provide an address identification plan
and a sign which meets the requirements of the City of Meridian sign ordinance at the required -
intersection( s).
The Fire Dept. has concerns about the ability to address the project and have the addresses visible
from the street which the project is addressed off of. Please contact Vicki Heugly at 898-5500 to
address this concern prior to the public hearing.
Provide exterior egress lighting as required by the futernational Building & Fire Codes.
Exhibit B - Page 2
7.1.2
7.1.3
7.1.4
7.2.1
7.2.2
7.2.3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 19,2006
4. Police Department
4.1
Lot 6, Block 1, creates a residence that will be isolated from their suITounding neighbors. Such
areas have an increased crime potential. Prior to the next public hearing, the applicant shall work
with the Police Chief and/or Planning Staff to revise the plat/site plan such that the
houses/dwelling units in the general area are oriented toward one another and encourage
interaction between more neighbors.
4.2
Any interior fencing next to common open space shall allow visibility ftom the street or shall not
exceed four feet in height if solid fencing is used.
5. Parks Department
5.1
Standard for Mitigation of trees: The standard established in the City of Meridian Landscape
Ordinance will be followed.
5.2
Standard Plan for Protection of Existing Trees during Construction: The standard established in
the City of Meridian Landscape Ordinance will be followed.
6. Sanitary Service Company
6.1
SSC will not rovide trash ick-u services utilizin the common drivewa ,. The develo er shall
install a concrete pad at the end of the common drive no more than five (5) feet behind the
sidewalk. The ad shall be of sufficient area to accommodate the rece tacIes of the residences
that take access from the common driveway.
7. Ada County Highway District
7.1.1
Site Specific Conditions of A'JDroval
Extend the two existing stub streets, from the north and south property lines, into the site, as
proposed.
Construct the intemallocal streets as 36-foot street sections with rolled curb, gutter, and 5-foot
concrete sidewalks within 50-feet of right-of-way, as proposed.
Construct the cuI-de-sac turnaround with a minimum turning radius of 45-feet.
Comply with all Standard Conditions of Approval.
Standard Conditions of Avvroval
Any existing ilTigation facilities shall be relocated outside of the right-of-way.
Private sewer or water systems are prohibited ITom being located within any ACHD roadway or
right-of-way.
All utility relocation costs associated with improving street frontages abutting the site shall be
borne by the developer.
Exhibit B - Page 2
7.2.8
7.2.9
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 19,2006
7.2.4
Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the
construction of the proposed development. Contact Construction Services at 387-6280 (with file
number) for details.
7.2.5
Comply with the District's Tree Planter Width Interim Policy.
7.2.6
Utility street cuts in pavement less than five years old are not allowed urness approved in writing
by the District. Contact the District's Utility Coordinator at 387-6258 (with file numbers) for
details.
7.2.7
All design and construction shall be in accordance with the Ada County Highway District Policy
Manual, ISPWC Standards and approved supplements, Construction Services procedures and all
applicable ACHD Ordinances UIÙess specifically waived herein. An engineer registered in the
State of Idaho shall prepare and certify all improvement plans.
The applicant shall submit revised plans for staff approval, prior to issuance of building pennit
(or other requiredpennits), which incorporates any required design changes.
Construction, use and property development shall be in confonnance with all applicable
requirements of the Ada County Highway District prior to District approval for occupancy.
7.2.10 Payment of applicable road impact fees are required prior to building construction in accordance
with Ordinance #200,. also known as Ada County Highway District Road Impact Fee Ordinance.
7.2.11
7.2.12
7.2.13
It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The
applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The
applicant shall be required to call DIGLINE (1-800-342-1585) at least two full business days
prior to breaking ground within ACHD right-of-way. The applicant shall contact ACHD Traffic
Operations 387-6190 in the event any ACHD conduits (spare or filled) are compromised during
any phase of construction.
No change in the tenus and conditions of this approval shall be valid unless they are in writing
and signed by the applicant or the applicant's authorized representative and an authorized
representative of the Ada County Highway District. The burden shall be upon the applicant to
obtain written confinnation of any change from the Ada County Highway District.
Any change by the applicant in the planned use of the property which is the subject of this
application, shall require the applicant to comply with all rules, regulations, ordinances, plans, or
other regulatory and legal restrictions in force at the time the applicant or its successors in interest
advises the Highway District of its intent to change the planned use of the subj ect property urness
a waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect
at the time the change in use is sought.
Exhibit B - Page 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAff REPORT FOR THE HEARING D~!E OF JANUARY 19,2006
C. Legal Description
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ExhIbit A
Property Description Sharp Estates
The South H"lf of the Southeaô,t Quartef u( the Norttlwes! QUarter of Sec1ion 5,
Towns/ìip 3 North, Range 1 East, Boise MNiciiarl, Ada County. Slate of Idaho,
more particularly described B$ foflows'
Beginning at a 5/8 JOch rebar marking the Center Quarter Carner of said SeGtioll
5; thell['.{}, along tile SOUIII line of the Southeast Quarter of the Northwest Quarter
or said Section 5, North 89°39'53" West a distance of 670,99 feet to a 5/8 inch
rebar marking the Southwest Corner of the Sollthe<1st Quarter of thfJ Northwest
Quarter of said Section 5, thence, along the west Hne of the Southeast Quarter of
the Northwest Quarter of said Section 5, North 00"27'36" East a distance of
331,92 to the Northwest Corner of the South Hal( of the Southeast Quarter of the
Norlhwt<st Quarter of said Section 5; thence, along the north line of the South
Half of the Southeast Quarter of tho Northwest Quarter of said Section 5, South
89"38'06" East a distance of 671.07 feet to a 5/8 inch raber marking the
Northeast Corner of the South Half of the Sl>utheast Quarter of the Northwest
Quarter of said Section 5: (hence, along the east line of the Southeast Quarter of
the Northwest Quarter of s<ud Section 5, South 00"28°28" West a distance of
331,57 feet to the Point of Beginning,
Containing 5-1 f acres. nlOre or less
Subject to any existing easement affec¡ing the above described parcel of land,
Written, unwrithm, recorded, or [JflIecarded
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Exhibit C - Page I
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 19,2006
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Exhibit C - Page 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 19,2006
D. Required Findings from Unified Development Code
1. Annexation Findings:
Upon recommendation from the Commission, the Council shall make a full investigation
and shall, at the public hearing, review the application. In order to grant an annexation
and/or rezone, the Council shall make the following findings:
1. The map amendment complies with the applicable provisions of the comprehensive
plan;
5.
2.
The applicant is proposing to zone all of the subject property to R-S. Staff finds that the
proposed zoning map amendment complies with the applicable provisions of the
comprehensive plan. Please see Comprehensive Plan Policies and Goals, Section S, of the
Staff Report.
The map amendment complies with the regulations outlined for the proposed
district, specifically the purpose statement;
Staff finds that single-family residential uses are allowed within the requested zoning
district of R-S. Medium Density Residential pennits the establishment of residential uses
and is designed to protect the integrity of residential development by prohibiting the
intrusion of incompatible nonresidential uses. The accompanying plat demonstrates the
land will be developed with lot sizes, housing types and other dimensional requirements
that confonn to the proposed zoning designation.
The map amendment shall not be materially detrimental to the public health, safety,
and welfare;
Staff finds that the proposed zoning amendment will not be detrimental to the public
health, safety, or welfare. Staff recommends that the Commission and Council rely on
any oral or written testimony that may be provided when detennining this rIDding.
The map amendment shall not result in an adverse impact upon the delivery of
services by any political subdivision providing public services within the City
including, but not limited to, school districts; and,
Staff finds that the proposed zoning amendment will not result in any adverse impact
upon the delivery of services by any political subdivision providing services to this site.
The annexation is in the best of interest of the City (UDC 11-5B-3.E).
3.
4.
The R-S zoning amendment will provide lots that are similar in nature to existing
subdivisions in the near vicinity. 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 general
compliance with the City's Comprehensive Plan. This is a logical expansion of the City -
limits. ill accordance with the findings listed above, staff finds that Annexation and
Zoninl! of this property to R-8 would be in the best interest of the City.
2. Preliminary Plat Findings:
In consideration of a preliminary plat, combined preliminary and final plat, or short plat,
the decision-making body shall make the following findings:
Exhibit D - Page 1
6.
Exhibit D - Page 2
CITY OF MERJDlAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 19,2006
1.
The plat is in conformance with the Comprehensive Plan;
Staff finds that the proposed application is in substantial compliance with the adopted
Comprehensive Plan. Staff generally supports the proposed plat layout and proposed
density as they comply with the provisions of the Comprehensive Plan. Please see
Comprehensive Plan Policies and Goals, Section 8, of the Staff Report.
2.
Public services are available or can be made available and are adequate to
accommodate the proposed development;
3.
Staff finds that public services are available to accommodate the proposed development.
(See finding Items 3 and 4 above under Annexation Findings for more details.)
The plat is in conformance with scheduled public improvements in accord with the
City's capital improvement program;
4.
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.
There is public financial capability of supporting services for the proposed
development;
5.
Staff recommends the Commission and Council rely upon comments from the public
service providers (i.e., police, fire, ACIID, etc.) to detennine this finding. (See finding
"Items 3 and 4 above under Annexation Findings above, and the Conditions of Approval
in Exhibit B for more detail.)
The development will not be detrimental to the public health, safety or general
welfare; and
City Staff originally had some concerns about Lot 6, Block 1, and how the future
residence will be somewhat isolated from the rest of the development. Such areas tend
to have an increased crime potential. However, this situation is not much different from
homes at the end of cul-de-sacs, and therefore should not create a safety problem. Staff is
not aware of any health, safety or environmental problems associated with the
development of this subdivision that should be brought to the Council or 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
detennine whether or not the proposed subdivision may cause health, safety or
environmental problems of which staff is unaware.
The development preserves significant natural, scenic or historic features.
Staff is unaware of any natural, scenic or historic features on this site. Therefore, staff -
finds that the proposed development will not result in the destruction, loss or damage of
any natural, scenic or historic feature(s) of major importance. Staff recommends that the
Commission and Council reference any public testimony that may be presented to
detennine whether or not the proposed development may destroy or damage a natural or
scenic feature( s) of maj or importance of which staff is unaware.
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, - John S. Franden, President
Carol A. McKee, 1st Vice President
Dave Bivens, 2nd Vice President
Sherry R. Huber, Commissioner
Rebecca W. Arnold, Commissioner
January 10, 2006
To:
The Gables LLC, Ron Sargent
1771 N. Wildwood #200
Boise, Idaho 83713
Subject:
Sharp Estates
MPP-05-062/MAZ -05-062
2445 N. Wingate Lane
On January 10, 2006, the Ada County Highway District acted on your application for the above
referenced project. The attached report lists site-specific requirements, conditions of approval and
street improvements, which are required.
If you have any questions, please feel free to contact me at 208-387-6171.
¡;1J~
Lori Den Hart~
Planner '"
Right-of-way & Development Services, Planning Division
CC:
Project file, Construction Services, Utilities
City of Meridian
Dale and Helen Sharp
2445 N. Wingate Lane
Meridian, Idaho 83642
Ada County Highway District. 3775 Adams Street. Garden Oty, ID . 83714 . PH 208-387-6100 . FX 345-7650 . www.achd.ada.id.us
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Right",of- Way & Development Department
, Planning Review Division
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Project/File:
lead Agency:
Site address:
Staff level
Approval:
Applicant:
Owner:
Staff Contact:
Tech Review:
-"'-"'------...
Sharp Estates -MPP-OS-O62/MAZ-OS-O62
City of Meridian
2445 N. Wingate Lane
, ~
January 9, 2006
The Gables LLC, Ron Sargent
1771 N. Wildwood #200
Boise, Idaho 83713
Dale and Helen Sharp
2445 N. Wingate Lane
Meridian, Idaho 83642
Lori Den Hartog
Phone: 387-6171
E-mail: IdenhartoaCâ>.achd.ada.id.us
January 6, 2006
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Application Information:
Acreage: 5.11
Current Zoning: RUT
Proposed Zoning: R-8
Residential lots: 25
Common lots: 2
A- Findings of Fact
Existing Conditions
1. Site Information: There is currently a single-family residence on the site.
2.
Description of Adjacent Surrounding Area:
Direction
North
South
East
West
1
residential
residential
residential
residential
Zonin
R-8
R-8
R-4
R-8
2.
2
3.
Existing Roadway Improvements and Right-ot-Way Adjacent To and Near the Site
. Devlin Avenue stubs to the property from the north and from the south. Devlin Street is
improved as a 36-foot street section within 50-feet of right-of-way.
4.
Existing Access:
lane.
The property currently takes access from Wingate Lane- which is a private
5.
Site History:
ACHD has not previously reviewed this site for a development application.
Development Impacts
6.
Trip Generation:
This development is estimated to generate 240 additional vehicle trips per
day (10 existing) based on the Institute of Transportation Engineers Trip
Generation Manual.
7.
Impact Fees:
There will be an impact fee that is assessed and due prior to issuance of any
building permits. The assessed impact fee will be based on the impact fee
ordinance that is in effect at that time.
8.
Traffic Impact Study:
A traffic impact study was not required with this application.
9.
Impacted Roadways:
Frontage Functional
Roadway Classification
Devlin 50' Local
10.
Capital Improvements Plan/Five Year Work Program
There are currently no roadways, bridges or intersections in the general vicinity of the project that
are currently in the Five Year Work Program or in the Capital Improvements Plan.
B. Findings for Consideration
1.
Right-ot-Way and Street Section
Right-of..Way Policy: District policy 7204.4.1 and Figure 72-F1A requires 50-feet of right-of-way
on local streets. This right-of-way allows for the construction of a 2-lane roadway with curb, gutter
and 5-foot wide concrete sidewalks.
Street Section Policy: District policy 7204.4.2 states, "developments with any buildable lot that is
less that 1-acre in size will typically provide streets having a minimum pavement width of 32-feet
with curb, gutter and sidewalks. The total street width shall be 36-feet from back-of-curb to back-of-
curb. Concrete sidewalks shall be a minimum of 5-feet in width unless they are separated from the
curb 5-feet or more in which case the sidewalk shall be a minimum of 4-feet in width.
Applicant Proposal: The applicant is proposing to construct the internal local roadways as 36-foot
street sections with rolled curb, gutter, and 5-foot concrete sidewalks within 50-feet of right-of-way.
Staff Comment/Recommendation: The applicant's proposal meets District policy.
Stu b Streets
Staff Comment: The applicant is proposing to extend two stub streets that are currently
constructed to both the north and south property lines. District staff is supportive of this proposal.
6.
7.
3
3.
Turnarounds
- Policy: District policy 7205.2.1 requires turnarounds to be constructed to provide a minimum
turning radius of 45-feet. The applicant should also be required to provide a minimum of a 29-foot
street section on either side of any proposed center islands within the turnarounds. The medians
should be constructed a minimum of 4-feet wide to total a minimum of a 1 DO-square foot area.
Staff Comment: The applicant has proposed one cul-de-sac turnaround with no landscape island.
4.
Wingate Lane
Staff Comment: District staff recommends to the City of Meridian that the private road, Wingate
Lane, be removed or narrowed to path width and the additional land be incorporated into the
subdivisions to the north of this site. The District will require that the private street signs at the
public street intersections from Challis Road south to the site be removed.
C. Site Specific Conditions of Awroval
1.
Extend the two existing stub streets, from the north and south property lines, into the site, as
proposed.
2.
Construct the internal local streets as 36-foot street sections with rolled curb, gutter, and 5-foot
concrete sidewalks within 50-feet of right-of-way, as proposed.
3.
Construct the cul-de-sac turnaround with a minimum turning radius of 45-feet.
4.
Comply with all Standard Conditions of Approval.
D. Standard Conditions of AQProval
1.
Any existing irrigation facilities shall be relocated outside of the right-ot-way.
2.
Private sewer or water systems are prohibited from being located within any ACHD roadway or
right-of-way.
3.
All utility relocation costs associated with improving street frontages abutting the site shall be borne
by the developer.
4.
Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the
construction ot the proposed development. Contact Construction Services at 387-6280 (with tile
number) for details.
5.
Utility street cuts in pavement less than five years old are not allowed unless approved in writing by
the District. Contact the District's Utility Coordinator at 387-6258 (with tile numbers) tor details.
Comply with the District's Tree Planter Width Interim Policy.
All design and construction shall be in accordance with the Ada County Highway District Policy
Manual, ISPWC Standards and approved supplements, Construction Services procedures and all
applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the State
ot Idaho shall prepare and certify all improvement plans.
13.
8.
The applicant shall submit revised plans for staff approval. prior to issuance of building permit (or
- other required permits), which incorporates any required design changes.
9.
Construction, use and property development shall be in conformance with all applicable
requirements of the Ada County Highway District prior to District approval for occupancy.
10.
Payment of applicable road impact fees are required prior to building construction in accordance
with Ordinance #200, also known as Ada County Highway District Road Impact Fee Ordinance.
11.
It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The
applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The applicant
shall be required to call DIGLINE (1-800-342-1585) at least two full business days prior to breaking
ground within ACHD right-of-way. The applicant shall contact ACHD Traffic Operations 387-6190 in .
the event any ACHD conduits (spare or filled) are compromised during any phase of construction.
12.
No change in the terms and conditions of this approval shall be valid unless they are in writing and
signed by the applicant or the applicant's authorized representative and an authorized
representative of the Ada County Highway District. The burden shall be upon the applicant to
obtain written confirmation of any change from the Ada County Highway District.
Any change by the applicant in the planned use of the property which is the subject of this
application, shall require the applicant to comply with all rules, regulations, ordinances, plans, or
other regulatory and legal restrictions in force at the time the applicant or its successors in interest
advises the Highway District of its intent to change the planned use of the subject property unless a
waiverlvariance of said requirements or other legal relief is granted pursuant to the law in effect at
the time the change in use is sought.
E. Conclusions of Law
1.
2.
The proposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval
are satisfied.
ACHD requirements are intended to assure that the proposed use/development will not place an
undue burden on the existing vehicular transportation system within the vicinity impacted by the
proposed development.
Attachments
1. Vicinity Map
2. Site Plan
3. Appeal Guidelines
4. Development Process Checklist
4
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LANDSCAPE PLAN SHOWING
SHARP ESTATES SUBDIVISION
A PROPOSRII RESIDKNTIAL SUBDMSlON LOCATED IN
A PORTION OF THE SE 1/4 OF THE NW 1/4 SECTION 5, T:lN, RIE, H.M.
MERIDIAN. ADA COUNTY. IDAHO
NOVElUlmt 15, 2005
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6
Request for Appeal of Staff Decision
1.
Appeal of Staff Decision: The Commission shall hear and decide appeals by an applicant of the
final decision made by the ROWDS Manager when it is alleged that the ROWDS Manager did not
properly apply this section 7101.6, did not consider all of the relevant facts presented, made an
error of fact or law, abused discretion or acted arbitrarily and capriciously in the interpretation or
enforcement of the ACHD Policy Manual.
a. Filing Fee: The Commission may, from time to time, set reasonable fees to be charged
the applicant for the processing of appeals, to cover administrative costs.
b. Initiation: An appeal is initiated by the filing of a written notice of appeal with the
Secretary of Highway Systems, which must be filed within ten (10) working days from
the date of the decision that is the subject of the appeal. The notice of appeal shall refer
to the decision being appealed, identify the appellant by name, address and telephone
number and state the grounds for the appeal. The grounds shall include a written
summary of the provisions of the policy relevant to the appeal and/or the facts and law
relied upon and shall include a written argument in support of the appeal. The
Commission shall not consider a notice of appeal that does not comply with the
provisions of this subsection.
c. Time to Reply: The ROWDS Manager shall have ten (10) working days from the date of
the filing of the notice of appeal to reply to the notice of the appeal, and may during such
time meet with the appellant to discuss the matter, and may also consider and/or modify
the decision that is being appealed. A copy of the reply, and any modifications to the
decision being appealed will be provided to the appellant prior to the Commission
hearing on the appeal.
d. Notice of Hearing: Unless otherwise agreed to by the appellant, the hearing of the
appeal will be noticed and scheduled on the Commission agenda at a regular meeting to
be held within thirty (30) days following the delivery to the appellant of the ROWDS
Manager's reply to the notice of appeal. A copy of the decision being appealed, the
notice of appeal and the reply shall be delivered to the Commission at least one (1)
week prior to the hearing.
e. Action by Commission: Following the hearing, the Commission shall either affirm or
reverse, in whole or part, or otherwise modify, amend or supplement the decision being
appealed, as such action is adequately supported by the law and evidence presented at
the hearing.
If
Development ProcessCheckUst
1/
~Submit a development application to a City or to the County
~The City or the County will transmit the development application to ACHD
~The ACHD Planning Review Division will receive the development application to review
~The Planning Review Division will do ~ of the following:
DSend a "No Review" letter to the applicant stating that there are no site specific requirements at this time.
DSend a "Comply With" letter to the applicant stating that if the development is within a platted subdivision or part
of a previous development application and that the site specific requirements from the previous development also
apply to this development application.
t8JWrite a Staff Level report analyzing the impacts of the development on the transportation system and evaluating
the proposal for its conformance to District Policy.
DWrite a Commission Level report analyzing the impacts of the development on the transportation system and
evaluating the proposal for its confonnance to District Policy.
DThe Planning Review Division will hold a Technical Review meeting for all Staff and Commission Level reports.
DFor ALL development applications, including those receiving a "No Review" or "Comply With" letter:
. The applicant should submit two (2) sets of engineered plans directly to ACHD for review by the Development
Review Division for plan review and assessment of impact fees. (Note: if there are no site improvements required
by ACHD, then architectural plans may be submitted for purposes of impact fee calculation.)
. The applicant is required to get a permit from Construction Services (ACHD) for ANY work in the right-of-way,
including, but not limited to, driveway approaches, street improvements and utility cuts.
DPay Impact Fees prior to issuance of building permit. Impact fees cannot be paid prior to plan review approval.
DID YOU REMEMBER:
Construction (Zone)
0 Driveway or Property Approach(s)
. Submit a "Driveway Approach Request" fonn to Ada County Highway District (ACHD) Construction (for approval by
Development Services & Traffic Services). There is a one week turnaround for this approval.
0 Working In the ACHD Right-of-Way
. Four business days prior to starting work have a bonded contractor submit a "Temporary Highway Use Permit Application"
to ACHD Construction - Permits along with:
a) Traffic Control Plan
b) An Erosion & Sediment Control Narrative & Plat, done by a Certified Plan Designer, if trench is >50' or you are
placing >600 sf of concrete or asphalt.
Construction (Subdivisions)
0 Sediment & Erosion Submittal
. At least one week prior to setting up a Pre-Con an Erosion & Sediment Control Narrative & Plat, done by a Certified Plan
Designer, must be turned into ACHD Construction - Subdivision to be reviewed and approved by the ACHD Drainage
Division.
0 Idaho Power Company
. Vic Steelman at Idaho Power must have his IPCO approved set of subdivision utility plans prior to Pre-Con being
scheduled.
0 Final Approval from Development Services
ACHD Construction - Subdivision must have received approval from Development Services prior to scheduling a Pre-Con.
7
œ g:;'l.~~ CENTRAL D I STR I CT HEALTH DE PARTM E NT Return to:
~HEAlTH Environmental Health DiviSi°'bE:l C E-;1 l-~V- .. nf"p Boise
DÈPARTMENT 1.\ .4 E 1:1 Eagle
Rezone # A 2. {)s-' ~O G, 2.-- J.L,.: .[c ~..' ZGfW; 0 Gar~~n City
Conditional Use # en-y OF MERIDIA~endlan
?vtP -('),ç- ~Q b L- c;/ ! v ( 'I J.=RK ("~_';:"('~ Kuna
Preliminary ! Final! Short Plat ,- --- - . -' --, ". ~) '. 0 ACZ .
(Çll-hl/ê f/ L:{;;; Îl:::."T ~Ç¿í '5 0 Star
0 1. We have No Objections to this Proposal.
0 2. We recommend Denial of this Proposal.
0 3. Specific knowledge as to the exact type of use must be provided before we can comment on this Proposal.
0 4, We will require more data concerning soil conditions on this Proposal before we can comment.
05.
Before we can comment concerning individual sewage disposal, we will require more data concerning the depth of:
0 high seasonal ground water 0 waste flow characteristics
0 or bedrock from original grade 0 other
0 6. This office will require a study to assess the impact of nutrients and pathogens to receiving ground waters and/or
surface waters.
0 7. This project shall be reviewed by the Idaho Department of Water Resources concerning well construction and
water availability.
.V<¡ After written pproval from appropriate entities are submitted, we can approve this proposal for:
~. I sewage ~c mmunity sewage system 0 community water well
interim sewage tral water
0 individual sewage individual water
Ä- The following plants) must be submitted to and approved by the Idaho Department of Heaith & Welfare,
Division ~vironmental Quality:
~ral sewage QJ:ommunity sewage system 0 community water
0 sewage dry lines ~tral water
Þ Run-off is not to create a mosquno breeding probiem.
0 11. This Department would recommend deferral until high seasonal ground water can be determined if other
considerations indicate approval.
0 12. If restroom facilities are to be installed, then a sewage system MUST be installed to meet Idaho State
Sewage Regulations.
0 13. We will require plans be submitted for a plan review for any:
0 food establishment 0 swimming pools or spas
0 beverage establishment 0 grocery store
0 child care center
0 14. Please see attached stormwater management recommendations
015.
Date~L£..JO j
Reviewed By: ~ #/"Z
15726-001 EHO9O4
Review Sheet
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1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-4395
FAX # 208-463-0092
20 December 2005
Phones: Area Code 208
OFFICE: Nampa 466-7861
SHOP: Nampa 466-0663
Anna Canning, Planning Director
City of Meridian
660 E. Watertower Lane Suite 202
Meridian, ID 83642
RE:
AZ 05-062/PP 05-062/Sharp Estates
Dear Anna:
Nampa & Meridian Irrigation District requires that a Land Use Change Application be filed, for
review, prior to final platting. Please contact Donna Moore at 466-7861 for further infonnation.
All laterals and waste ways must be protected. The District's Stokesberry Lateral courses along
the south boundary of this proposed project. This easement must be protected and any
encroachment without a signed License Agreement and approved plan, before any
construction is started, is unacceptable.
All municipal surface drainage must be retained on site. If any municipal surface drainage leaves
the site, the Nampa & Meridian Irrigation District must review drainage plans. The developer
must comply with Idaho Code 31-3805. It is recommended that irrigation water be made,
available to all developments within the Nampa & Meridian Irrigation District.
Sincerely
~ff:L~
Asst. Water Superintendent
Nampa & Meridian Irrigation District
BH/dbg
C:
Water Superintendent
Crew Foreman
File - Office/Shop
'.
. ",'
APPROXIMATE IRRIGABlE ACRES
RIVER FLOW RIGHTS - 23,000
BOISE PROJECT RIGHTS. 40,000
~ & ~. ~~Jie
1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-4395
FAX # 208-.463-0092
22 December 2005
phones: Area Code 208
OFFICE: Nampa .466-7861
SHOP: Nampa .466-0663
Ron Sargent
Treasure Valley Engineers
5680 E. Franklin Road, Suite 220
Boise, 10 83687
RE:
land Use Change Application - SharD Estates Subdivision
Please note the District now re uires three 3 sets of tans
Dear Mr. Sargent:
Enclosed please find a land Use Change Application for your use to file with the Irrigation
District for its review on the above-referenced development. If this development is under a
"rush" to be finalized, I would recommend that you submit a cashier's check, money order or
cash as payment of the fees in order to speed the process up. If you submit a company or
personal check, it must clear the bank before processing the application.
Should this development be planning a pressure urban irrigation system that will be owned,
operated and maintained by the Irrigation District, I strongly urge you to coordinate with John P.
Anderson, Water Superintendent for the Irrigation District, concerning the installation of the
pressure system. Enclosed is a questionnaire that you must fill out and return in order to initiate
the process of contractual agreements between the owner or developer and the Irrigation
District for the ownership, operation and maintenance of the pressure urban irrigation system.
If you have any questions concerning this matter, please feel free to call on me at the District's
office, or John P. Anderson, at the District's shop.
Sincerely,
Dictated by Ms. Moore and
mailed Without signature
In her absence to avoid delay
Donna N. Moore, Asst. Secretary/Treasurer
NAMPA & MERIDIAN IRRIGATION DISTRICT
DNM/smc
cc: File
Water Superintendent
Anna Canning, Planning Director, Meridian City
Dale and Helen Sharp, 2445 N. Wingate lane, Meridian, JD 83642
The Gables, llC, 1771 N. Wildwood, Suite 200, Boise, 10 83713
enc.
APPROXIMATE IRRIGABLE ACRES
RIVER FLOW RIGHTS - 23,000
BOISE PROJEa RIGHTS. 40,000
Memo
To:
Planning & Zoning Commissioners
From: C. Caleb Hood, Current Planning Manager
CC: Applicant, Anna Canning, Ted Baird, Clerk's Office, Project File
Date: January 17, 2006
Re: Sharp Estates Subdivision (AZ-05-062 / PP~05-062)
Staff has been made aware that the applicant for Sharp Estates Subdivision failed to
post notice of the public hearing on the property for the January 19, 2006, Planning
and Zoning Commission hearing. Staff is requesting the Commission open and
continue the public hearing for Sharp Estates Subdivision (AZ-05-062 & pp-
05-062) to the February 2, 2006 Commission hearing, for the applicant to place
public notice on the property.
CITY OF MERIDIAN
PUBLIC HEARING
SIGN..UP SHEET
DATE
February 2, 2006
ITEM #
PROJECT NUMBER
AZ 05-062, PP 05-062
PROJECT NAME
10,11
Sharp Estates Subdivision
NAME (PLEASE PRINT)
,. UI LUi.t. 2 tv1 I T7 -L
7f, S/14 I: 17 J..
FOR
Y
AGAINST NEUTRAL