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HomeMy WebLinkAboutCedar Springs No 2 FP 02-022 MAYOR Robert D. Corrie HUB OF TREASURE VALLEY A Good Place to Live CITY COUNCIL MEMBERS Tammy deWeerd Keith Bird Cherie McCandless William LM. Nary CITY OF MERIDIAN 33 EAST IDAHO MERIDIAN, IDAHO 83642 (208) 888-4433. FAX (208) 887-4813 City Clerk Office Fax (208) 888-4218 MEMORANDUM: To: Mayor & City Council Brad Hawkins-Clark, Interim Planning Director~~ Bruce Freckleton, Senior Engineering Tech ~ Cedar Springs Subdivision No.2 From: Re: LEGAL DEPARTMENT (208) 288-2499 . Fax 288-2501 PUBLIC WORKS BUILDING DEPARTMENT (208) 898-5500. Fax 887-1297 PLANNING AND ZONING DEPARTMENT (208) 884-5533. FAX 888-6854 October 29,2002 RECEIVED OCT 3 0 2002 City Of Meridian City Clerk Office _Final Plat Approval of Seventy-five (75) Building Lots and Ten (10) Other Lots on 24.60 Acres in an R-4 Zone, by Howell-Murdoch Development Corp, (File No. FP-02-022). We have reviewed the above referenced submittals and otTer the foUowing comments, as conditions of approvaL These conditions shall be considered in full, unless expressly modified or deleted by motion of the Meridian City Council: APPLICATION SUMMARY The applicant, Howell-Murdoch Development Corp, has requested approval of the second phase of Cedar Springs Subdivision, consisting of seventy-five (75) building lots and ten (10) other lots on 24.60 acres. This phase of the subdivision has a net density of 5.35 duJacre. This phase is located on the west side of Meridian Road, immediately north of Meridian Settlers Park. The City Council approved the Preliminary Plat on 3/5/02 and Phase No. 1 Final Plat of the subdivision on 7/2102. LOCATION The property is located on the on the west side of Meridian Road, approximately 1,4 of a mile north of Us tick Road, in Section 36, Township 4 North, Range I West. SURROUNDING PROPERTIES North: Rural Residential land, zoned RUT (Ada County). South: Meridian Settlers Park, zoned L-O. East: Sundance and Sundance Place Subdivisions, zoned R-8. West: Future Phases of Cedar Springs Subdivision (R-4), and Rural Residential Property zoned RUT. FINAL PLAT FINDINGS AND REOUIREMENTS Sections 12-3-3 J.2 and 12-3-5 D read as follows: "In determining the acceptance of a proposed subdivision, the Commission/Council shall consider the objectives of this title and at least the following: pp..,.." Ceder Springs No.2. FP Mayor & City Council October 29, 2002 Page 2 a. The conformance of the subdivision with the Comprehensive Development Plan; Staff finds the subdivision to be in conformance with the Comprehensive Plan. b. The availability of public services to accommodate the proposed development; Staff fmds that public services can be made available to the lots within the proposed subdivision, provided changes as may be required by the Public Works and Building Departments are made. c. The continuity of the proposed development with the capital improvement program; Staff finds that the subdivision will not require the expenditure of capital improvement funds. d. The public financial capability of supporting services for the proposed development; Staff finds that the development will not require major expenditures for providing supporting services. e. The other health, safety or environmental problems that may be brought to the Commission's attention. Staff finds that there should not be any other health, safety or environmental problems associated with this subdivision that may be brought to the Council or Commission's attention. SITE SPECIFIC COMMENTS 1 FINAL PLAT I. Applicant is to meet all terms of the approved preliminary plat and development agreement. 2. The applicant has indicated that this phase will be a continuation of the NMID pressure irrigation system being installed as part of Phase I. The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water. If a creek 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 Meridian City Engineer. 3. Applicant shall confirm in writing that the thirty-five (35) feet of right-of-way dedication shown on N. Meridian Road meets the ACHD conditions. If not, the Meridian Road street buffer and landscape plan may require modification. FP-02-022 Cedar Springs No 2.FP Mayor & City Council October 29, 2002 Page 3 4. Applicant shall either revise Lot 23, Block 4 to graphically show a 30-foot wide irrigation easement in favor of Settlers Irrigation District or add a new note to such effect. 5. Applicant shall revise the Final Plat along the west side of Lot 12, Block 4 to add a new common landscape lot, in accordance with the approved Preliminary Plat. The new lot is an extension of Lot II, Block 4 in Cedar Springs SubdivisionNo. 1. The frontage of Lot 12, Block 4 shall be adjusted to meet or exceed the minimum 80 foot frontage required by City Ordinance. 6. The Landscape Plan (Sheets L-I, L-2 and L-3, dated 9-30-02 by The Land Group) is approved with the following modifications: a) The proposed five (5) foot vinyl fence shown behind all of the common lots must be reduced to a maximum of three (3) feet in height if solid or four (4) feet in height if open within all site triangles, in accordance with Meridian City Code 11- 20-2. b) The proposed modification to Lot I, Block 16 (the pressure irrigation pump station common lot) on Sheet L-3 of the Landscape Plan to construct a paved access connecting to N. Meridian Road will require separate approval from ACHD. c) All trees must be planted outside of the 30-foot wide Settlers Irrigation District easement adjacent to N. Meridian Road. 7. Street signs are to be in place, water system shall be approved and activated, pressurized irrigation system approved and activated, drainage lots constructed, fencing installed, and road base approved by the Ada County Highway District prior to applying for building permits. All development improvements, including perimeter fencing and landscaping shall be installed and approved prior to obtaining certificates of occupancy. A letter of credit or cash surety in the amount of 110% will be required for all fencing, landscaping, pressurized irrigation, amenities, sanitary sewer, water, etc., prior to signature on the final plat. . 8. Sanitary sewer service and municipal water to this site shall be via extensions from existing mains, and from mains being installed in Phase I. Applicant will be responsible to construct the sewer and water mains to and through this proposed development, thereby making them available to adjacent properties. Subdivision designer to coordinate main sizing and routing with the Public Works Department 9. Complete the Certificate ofOwoers and accompanying Acknowledgment. 10. 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. 11. All drainage areas (detention/retention basins) must be designed to ensure that water is FP-02.(l22 Cedar Springs No 2.FP Mayor & City Council October 29, 2002 Page 4 retained only during 25-year storm events, and for a period of time not to exceed 24 hours. Side slopes within drainage areas shall not exceed a 3: I slope. 12. Add text adjacent to Lot 1, Block 16 that reads: Nampa & Meridian Irrigation District pumping station, see note 12. 13. Adjust the frontage of Lot 4, Block 6, and Lot 17, Block II to meet or exceed the minimum 80-foot required by City Ordinance. 14. Add the 5/8" pin symbol to the intersection ofW. Blake Street and N. Greenwich Way. 15. Developer shall coordinate mailbox locations with the Meridian Post Office. 16. Add the recording information of Cedar Springs Subdivision No. I to the face of the plat, and the legal description of the Certificate of Owners. 17. Correct the spelling errors in the legal description of the Certificate of Owners as follows: 2nd line .. . North 89?08'3T' West... 14th line . .._uccessive... Domestic Water Al!lots... 18. Applicant shall coordinate with the appropriate agencies for the posting of "no parking" signs adjacent to the south boundary ofW. Ashby Drive. 19. Staffs failure to cite specific ordinance provisions or terms of the approved preliminary plat, does not relieve Applicant of responsibility for compliance. GENERAL REOUIREMENTS 1. All irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting, crossing or lying adjacent and contiguous to the area being subdivided shall be tiled per City Ordinance 12-4-13. Plans will need to be approved by the appropriate irrigation/drainage district, or lateral users association (ditch owner's), with written approval or non-approval submitted to the Public Works Department. If lateral users association approval can't be obtained, plans will be reviewed and approved by the meridian City Engineer prior to final plat signature 2. Any existing domestic wells and/or septic systems within this project will have to be removed from their domestic service per City Ordinance Section 9-1-4 and 9-4-8. Wells may be used for non-domestic purposes such as landscape irrigation. 3. Two-hundred-fifty and 100-watt, high-pressure sodium streetlights will be required at locations designated by the Public Works Department. All streetlights shall be installed at subdivider's expense. Typical locations are at street intersections and/or fire hydrants. Final design locations and quantity are determined after power designs are completed by FP-02.022 Cedar Springs No 2.FP Mayor & City Council October 29,2002 Page 5 Idaho Power Company. The street light contractor shall obtain design and permit from the Public Works Department prior commencing installations. 4. 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. 5 Applicant's engineer will be required to submit a signed, stamped statement certifYing that all street finish centerline elevations are set a minimum of three feet above the highest established normal groundwater elevation. 6. Coordinate fire hydrant placement with the City of Meridian's Water Works Superintendent. 7. Provide five-foot-wide sidewalks in accordance with City Ordinance Section 12-S-2.K. 8. Any tree over 4" in caliper that is removed from the property shall be replaced by installing additional trees, being the equivalent number of caliper inches of trees that were removed. Required landscaping trees will not be considered as replacement trees for those trees that have to be removed. STAFF RECOMMENDATION Staff recommends approval of the final plat for Cedar Springs Subdivision No.2. FP""{)2-Q22 Cedar Springs No 2.FP Joseph Silva Deputy Chief Meridian Fire Department 540 E. Fnmklin Rd. Meridian, Id 83642 (208) 888-1234 . .!!~tf~t~;~,): October 22, 2002 TO: Meridian Planning & Zoning Commission FROM Joseph Silva, Deputy Cbiet; Fire Prevention SUBJECf: Cedar Springl! Subdivision # 2 FP 02..()22 NW of North Meridian Road and West UsIick Road RECEIVED OCT 2 2 2002 City Of Meridian City Clerk Office The foDowing will be lhe requirements to provide minimum levels of fire protection for lhe project: That a fire-f1ow of 1,000 gallons per minute be available to service the entire project. Fire sba1l be placed an average of 4()()' apart. 1997 UFC Appendix ill-A of water supply for fire protection is contingent upon acceptance of the water system Meridian for water quality. Final Approval of Fire hydrant locations sba1l by the Fire Deparbnent Au radii sba1l be 28' inside and 48' outside radius. 6. Insure tbat all yet undeveloped pmtels are main1lrined free of combustible vegetation per 1103.2.4 of the Uniform Fire Code. 7. The proposed project lies outside lhe five-minute response zone goal. Acbievemeot of this goal is sul!iect to budgetaty constraints and is intended to ""hlmre the probability of a fuvorable outcome on a n:quest for Basic Uk Support. The budget constraints are typically defined as capital outlay for fi1ci1ities tbat are located within 1.5 mi1es from a given location and snfIicient operational funds to staff the fi1ci1ities. 8. The proposed 75-101 subdivision with an ....nmR1P.d 220 residents per household (per COMPASS Ceosus Figures) would bave a total estimaled population of 241 residents at bui1d out Based on aurent response trends experienced by lhe Meridian Fire DeparIIlIent this would genernte an estimated 32 addiJional responses or a 1.5% increase in our total nm volume amwa1Iy. Acoording to a report completed by Fire & Emergency Services Consulting Group in FebruaIy of 2000 our requests for service are prQjecIed to reach 2800 in the year 2005 and 3800 by the year 2010, this is up from 2069 responses in the year 2000. 9. The clear uoobstrucIed street width available at all times sba1l not be less than 20'. This may . tbat . be IeS1:ricted in some areas. 1997 UFC 902.2.2.1 . . . . . . . . . . . . . . . . . . . . . . . October 22, 2002 Page 2 10. The landscape island located on the entrnnce off of North Meridian Road will be required to be moved 10' West in order to maintain required turning IlllIiuses. 11. Any roadways greater than 150' in length nmst be provided with an outlet or be provided with an approved turnaround. Joseph Silva Deputy Fire Chief Fire Prevention CITY COUNCIL MEMBERS Tammy deWeerd William L. M. Nary Cherie tVIcCandless Keith Bird BUILDING DEPARTMENT (208) 887-2211 w Fax 887-1297 PLANNING AND ZON[NG (208) 884-5533 . Fax 888-6854 TRANSMITTALS TO AGENCIES FOR GonllMEIIIIl:) UN Ut:Vt:LUt"Mt:N I t"t<U.II:v I;:) .~ cUe~/dl!~\ , IDAHO ~ ~ } '. ^'" ~T"" ,,,""V'''.:Y~ .\1903 LEGAL DEPARTMENT (208) 288-2499' F:iX 288-2501 PARKS & RECREATION (208888-3579' F:iX 898-5501 PUBLIC WORKS (208) 898.5500 -Fax 887-1297 MAYOR Robert D. Corrie WITH THE CITY OF MERIDIAN To insure that your comments and recommendations will be considered by the Meridian City Council please submit your comments and recommendations to Meridian City Hall Attn: Will Berg, City Clerk, by: October 29, 2002 Transmittal Date: October 9, 2002 Hearing Date: November 5, 2002 File No.: FP 02-022 -- New Hearing Date Request: Final Plat approval of 75 building lots and 10 other lots on 24.60 acres in an R-4 zone for Cedar Springs Subdivision No.2 By: Howell-Murdoch Development Corporation Location of Property or Project: northwest of North Meridian Road and West Ustick Road Meridian School District {NoFPJ Meridian Post Office (FPIPf'onIy) Ada Cou nty Highway District Communny Planning Assoc. Central District Health Nampa Meridian Irrig. District Settlers Irrigation District Idaho Power Co. (FPIPf' only) U.S. West (FPlPPonIy) Intennountain GaS(FPIPf'Only} Bureau of Reclamation (FPIPPonly) Idaho Transportation Department {NoFp} Ada County (AZ only) v David Zaremba, P/Z (No VAR, VAC, FP) Jerry Centers, PIZ {No VAR, VAC, FP} Leslie Mathes, PIZ {No VAR. VAC, FP} Michael Rohm, PIZ (No VAR. VAC, FPJ Kenh Borup, PIZ {No VAR. VAC, FP} Robert Corrie, Mayor Bill Nary, C/C Tammy deWeerd, C/C Kenh Bird, C/C Cherie McCandless, C/C Water Department Sewer Department Sanitary Service {No VAR, VAC, FP} Building Department Your Concise Remarks: Fire Department Police Department City Attomey City Engineer City Plan ner Parks Department No-c~ -Jf City of Meridian City Clerk Office T'~r;EIVE1) ~ oel , \\ 2\1\12 . ,'-'RIDIAN C' . ",}' l.,1~ T ;".\.,~;"~T:.'" 'fER DEP . WA'bi~ll~ RECEIVED OCT 1 1 2002 33 EAST IDAHO' MERIDIAN, IDAHO 83642 (208) 888-4433 . Fax (208) 887-4813 . City Clerk Office Fax (208) 888-4218 . Human Resources Fax (208) 288-1193 ./ MAYO Roh:rt D. rri '-~.-~ i'tbt,.. J;.'!;o-" !'" ;~f' 'j!: C/lfe;;dl;;J;":; '\, IOi\HO ~ j / LEGAL DEPARTMENT (108) 288.2..l99 . Fax 288-1501 CITY COL'NCIL IE ERS Tammy uc Willi;un L. M. Nary Cherie McCandless KL:ith Bird PARKS & RECREATION (208888-3579. Fax 898-5501 PUBLIC WORKS (208l 898-5500 -Fax ~S7-1~97 I ;I~C[ '1903 BUILDING DEPARTMENT (208) 8B7.:!:!ll. F::u Rg7-129i PLAl"mlNG AND ZOi'iJNC; (20~) 884-5533 . Fax 888.68j.J. .. ., ,\I ., TRANSMITTALS TO AGENCIES FOR COMMENTS ON DEVELOPMENT PROJECTS WITH THE CITY OF MERIDIAN To insure that your comments and recommendations will be considered by the Meridian City Council please submit your comments and recommendations to Meridian City Hall Attn: Will Berg, City Clerk. by: October 22, 2002 Transmittal Date: October 8, 2002 Hearing Date: October 29, 2002 File No.: FP 02-022 Request: Final Plat approval of 75 building lots and 10 other lots on 24.60 acres in an R-4 zone for Cedar Springs Subdivision No.2 By: Howell-Murdoch Development Corporation Location of Property or Project: northwest of North Meridian Road and West Ustick Road David Zaremba, PIZ (No VAR, VAC, FPI Jerry Centers, PIZ (No VAR, VAC, FPI Leslie Mathes, P/Z (No VAR, VAC, FP) Michael ROhm, P/Z (No VAR, VAC, FPI Keith Borup, P/Z (No VAR, VAC, FPI Robert Corrie, Mayor Bill Nary, CIC Tammy deWeerd, CIC Keith Bird, CIC Cherie McCandless, CIC v Water Department Sewer Department Sanitary Service (No VAR, VAC, FP) Building Department Your Concise Remarks: Fire Department Police Department City Attomey City Engineer City Planner Parks Department Meridian School District (No FP) Meridian Post Office (FPIPPonIyJ Ada County Highway District Community Planning Assoc. Central District Health Nampa Meridian Irrig. District Settlers Irrigation District Idaho Power Co. (FPIPPonIyJ U.S. West (FPlPPonIyJ Intermountain Gas (FPIPPMiy) Bureau of Reclamation (FPIPPon/yJ Idaho Transportation Department (No FPJ Ada County (AZ_) D; tJ~ rr;~ tJ -.kr oI-i-fJ&:z:::J::., 10-11-02- ~ (tJp/1, RECEIVED OCT 1 1 2002 City of Meridian: City Clerk Office 33 EAST IDAHO. MERIDIAN, IDAHO 83642 Fill< rzoa) 887-4813 . City Clerk om<< Fax (208) 888-4218 . Human Resources Fax (208) 288-1193 ~H~~ ' ~', -. MAYOR Robert D. Corrie '~.. ._.~-r. " ""',. "",-,'';~'jl r-..... ~ /' CITY OF I,!i1Tf~',. .', \...../VI erldian .; \, IDAHO i ./ LEGAL DEPARTMENT (208) 288<2..j.99. Fax 288-2501 PARKS & RECREATION (208888.3579. Fax 898-5501 PUBLIC WORKS (:208) 898-5500 -Fax 887-1297 BUILDING DEPARTMENT (208) 887-2211 . Fax ~87 -1297 PLANNING AND ZONING (108) 8S..1.-5533 . Fax 888-6854 CITY COUNCIL MEMBERS Tammy dcWeerd William L. M. Nary Cheri!.' ~1cClndlcss Keith Bird v .. , I, ~;g~ TRANSMITTALS TO AGENCIES FOR COMMEfiJTS ON DEVELOPMENT PRUJECTS WITH THE CITY OF MERIDIAN To insure that your comments and recommendations will be considered by the Meridian City Council please submit your comments and recommendations to Meridian City Hall Attn: Will Berg, City Clerk, by: October 22, 2002 Transmittal Date: October 8, 2002 Hearing Date: October 29, 2002 File No.: FP 02-022 Request: Final Plat approval of 75 building lots and 10 other lots on 24.60 acres in an R-4 zone for Cedar Springs Subdivision No.2 By: Howell-Murdoch Development Corporation Location of Property or Project: northwest of North Meridian Road and West Ustick Road Meridian School District (No FP) Meridian Post Office (FPtPP only) Ada County Highway District Community Planning Assoc. Central District Health Nampa Meridian Irrig. District Settlers Irrigation District Idaho Power Co. (FPIPF only) U.S. West (FPIPPonIy) Intermountain Gas (FPIPPonIy) Bureau of Reclamation (FPIPPonly) Idaho Trans ort r ment (NoFP) Ada~. David Zaremba, P/Z (NoVAR, VAt:,FP) Jeny Centers, P/Z (No VAR, VAC, FP) Leslie Mathes, P/Z (No VIoR, VAC, FP) Michael Rohm, P/Z (No VAR, VAC, Fp) Keith Borup, PIZ (No VAR, VAC, FP) Robert Corrie, Mayor Bill Nary, C/C Tammy deWeerd, C/C Keith Bird, C/C Cherie McCandless, C/C Water Department Sewer Department Sanitary Service (No VIoR, VAC, FP) Building Department Your Concise Remarks: Fire Department Police Department C~y Attorney City Engineer City Planner Parks Department v' ~~~ .. OCT 1 n :002 CITY UJ:<' IvU!:RIDIAN WASTEWATER DEPT. RECEIVED OCT 1 1 2002 City of Meridian City Clerk Office 33 EAST IDAHO' MERIDIAN, IDAHO 83642 (208) 888-4433' Fax (208) 887-4813 . City Clerk Office Fax (208) 888-4218 . Human Resources Fax (208) 288-1193 .~ ~~CENTRAL {ltBt8L!~ CENTRAL DISTRICT HEALTH DEPARTMENT Environmental Health Division VED RECEl OCT 11 2002 Return to: o Boise DEagle o Garden City ~elidian o Kuna DACZ o Star Rezone # Conditional ~_ Preliminary ~ Short Plat r/ 0.2- -0.2c.... . Big of MeridiDn i y Ulerk Offic.. {' d~ 5-r ~(' 7F? o 1. We have No Objections to this Proposal. o 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. o 4. We will require more data conceming soil conditions on this Proposal before we can comment. o 5. Before we can comment conceming individual sewage disposal, we will require more data concerning the depth of: o high seasonal ground water 0 waste flow characteristics o or bedrock from original grade 0 other o 6. This office will require a study to assess the impact of nutrients and pathogens to receiving ground waters and/or surface waters. 07 ~. f)6. ;e,.10. 011. This project shall be reviewed by the Idaho Department of Water Resources concerning well construction and water availability. After wr~e;Pprovai from appropriate entities are submitted, we can approve this proposal for: ntral sewage 0 community sewage system 0 community water well o interim sewage ,B-central water o individual sewage 0 individual water The following plan(s) must be submitted to and approved by the Idaho Department of Health & Welfare, Division of Environmental Quality: ~ral sewage o sewage dry lines. o community sewage system a.central water o community water Run-off is not to create a mosquito breeding problem. This Department would recommend deferral until high seasonai ground water can be determined if other considerations indicate approval. o 12. If restroom facilities are to be installed, then a sewage syslem MUST be installed to meet Idaho State Sewage Regulations. o 13. We will require plans be submitted for a plan review for any: o food establishment 0 swimming pools or spas o beverage establishment 0 grocery store 014. o child care center ~.,...rJr' <(~ #-"7"77ge~ O?,~al'C>p- , /'te C-I'!J....................... ~h-/"',t)"""" Reviewed By: Date: ~LLJ 0 'to... A-/./ ,L..~../' CDHD 9/00 Ikc Review Sheet '. ~ CENTRAL {ltBt6b1~ MAIN OffiCE' 707 N. ARMSTRONG Pl.' BOISE. ID 83704.0825' (208) 375.5211 . FAX 327-8500 To prevent and treat disease alid disability; to promote healthy lifestyles; and to protect and promote the health and quality of Ofl,. elB'ironmellt. STORM WATER MANAGEMENT RECOMMENDATIONS It is recommended that storm water be pre-treated through a grassy swale prior to discharge to the subsurface to prevent impact to ground water and surface water quality. The engineers and architects involved with the design of this project should obtain current best management practices for storm water disposal and design a storm water management system that is preventing groundwater and surface water degradation. Manuals that could be used for guidance are: State of Idaho Catalog of Storm water Best Management Practices For Idaho Cities and Counties. Prepared by the Idaho Division of Environmental Quality, July 1997. Stormwater Best Management Practices Guidebook. Prepared by City of Boise Public Works Department, May 2000. Serving Valley, Elmore, BoiseJ and Ada Counties Ada I Boise County Office 707 N. Armsrong PI. Boise. ID 83704 Enviro. Health: 327-7L199 Fomil,;, ~Ionning: 327-'7400 Immunizations: 327-7450 Senior Nutrition: 327.7<160 VI/IC: 327-7488 FAX: 327-8500 Ada-WIC Salellite Ollice 1606 Robert St. Boise, JD 83705 Ph. 334-3355 FAX: 3301-3355 Elmore County Office 520 E. 8th Street hI, Mountain Home. 10 83647 Enviro, Healtr,: 587-9225 Family Health: 587-LlA07 WIC: 587 -A409 FAX: 587-3521 Volley County aUice 703 N. 1 st Street P,O. Box 1448 McCalL 10. 83638 Ph,63.:l-7194 FAX: 634-217c