HomeMy WebLinkAboutCope Subdivision
August 14, 2006
MERIDIAN PLANNING & ZONING MEETING
APPLICANT Ronald Van Auker
AZ 06-037
August 17, 2006
ITEM NO.
6
REQUEST Public Hearing - Annexation & Zoning of 4.85 acres from R-l to C-G zone for
Cope Subdivision - east of Meridian Road and north of Overland Road
AGENCY
COMMENTS
CITY CLERK:
CITY ENGINEER:
CITY PLANNING DIRECTOR:
See Attached Staff Report
CITY ATTORNEY
CITY POLICE DEPT:
CITY FIRE DEPT:
(lU;(){1It1YU1'1 J A?f TO u ai kJ C/ <J
CITY BUILDING DEPT:
CITY WATER DEPT:
CITY SEWER DEPT:
No Comment
CITY PARKS DEPT:
MERIDIAN SCHOOL DISTRICT:
SANITARY SERVICES:
ADA COUNTY HIGHWAY DISTRICT:
CENTRAL DISTRICT HEALTH:
See Attached Comments
NAMPA MERIDIAN IRRIGATION:
SETTLERS'IRRIGATION:
IDAHO POWER:
INTERMOUNTAIN GAS:
OTHER: See Attached Affidavit of Posting
contacted~~ ~~~e ~ Phone If;)(p-\7 31~
Emailed: ~~~ Staff Initials: J./(
Materials presented at public meetings shall become property of the City of Meridian.
Aug, 14, 2006 9:31AM
No,5331 P. 1
SIGN POSTING AFFIDAVIT
Ronald W. Van Auker hereby agrees to post the Cope Subdivision with the City
of Meridian required public hearing signaga at least 10 days prior to the
scheduled public hearing for the variance request for the time extension of the
Final Plat approval.
RECEIVED
A l j(' ;; 4?'1(1'~
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City of Meridian
City Clerk Office
STATE OF Idaho
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County of Ada
On this 7th day of Auaust. 2006 before me, the undersIgned, a Notary Public in and for
said State, personally appeared Ronald W. Van Auker known or identified to me to be the
Company, Corporation or Entity that executed the foregoing instrument or the person who
executed the foregoing instrument on behalf of said Company. Corporation or Entity, and
acknowledged to me that such Company, Corporation or Entity executed the same.
IN WITNESS WHEREOF, I have hereto set my hand and affixed my official seal the day
and year in this certificate first written.
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My commissIon expires:' 7- ~/-dO/u
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AUG 14 '06 10;58
PAGE. ell
Aug. 14. 2006
9:31AM
No,5331 P. 2
Page 1 of 1
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file:/ /C:\Documents%20and%20Settings\shifferb\Local%20Settings\ T emporaryo/020lntemet... 8/7/2006
AUG 14 . 06 11; 00 PAGE. 02
Page 1 of 1
Sharon Smith
From:
Jennifer Veatch
Sent: Monday, August 14, 200610:17 AM
To: Anna Canning; Bill Nary; Machelle Hill; Sharon Smith; Tara Green; Ted Baird; Will Berg
Cc: carad@munger-eng.com
Subject: Staff Report for Cope Subdivision Annexation and Preliminary Plat for 8.17-06 P&Z MTG
Attachments: Cope Subdivision.AZ.PP.doc
Please find attached the staff report for the proposed Cope Subdivision Annexation/rezone and
Preliminary Plat applications for Ronald Van Auker (AZ-06-037, PP-06-035). This item is scheduled to
be on the Planning & Zoning Commission agenda on August 17,2006. The public hearing will be held
at City Hall, 33 E. Idaho Avenue, beginning at 7:00 pm. Please call or e-mail with any questions. Thank
you.
Cara/Matt - Please submit any written response you may have to the staff report to the City Clerk's
Office greent@m~ridiancity.91:g , smitbs@merj!ii!ll}city.Qrg , and myself (e-mail or fax - 888-6854) as
soon as possible. Thank you.
J.elt'VJ 'Veatc/z.
Associate Planner
Meridian Planning Department
660 E. Watertower Lane, Suite 202
Meridian, ID 83642
208.884.5533
208.888.6854 (fax)
Y(;;J'\chj@meri4ip.nc:ci1y,org
8/14/2006
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARlNG DATE OF AUGUST 17,2006
STAFF REPORT
TO:
FROM:
SUBJECT:-
Hearing Date: 8/17/2006
Planning & Zoning Commission
Jenny Veatch, Associate City Planner
Cope Subdivision
.---~~_06.037
Annexatlon-and Zoning of 4.85 acres from R-l to C-G zone
· PP-06-035
-~
Preliminary Plat of 4 commercial building lots on 4.31 acres in a proposed C-
G zone
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The applicant, Ronald Van Auker, representing Van Auker Properties, has applied for Annexation and
Zoning (AZ) of 4.85 acres from R-l (Ada County) to C-G (General Retail and Service Commercial) and
Preliminary Plat approval of 4 commercial building lots on 4.31 acres. The site is located on the northeast
comer of S. Meridian Road and E. Overland Road.
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 recommendinll aooroval of the orooosed Cope Subdivision (AZ-06-037 and PP-06-
035) with the conditions listed in Exhibit B of the StaffReDort.
3. PROPOSED MOTIONS (to be considered after the public hearing)
Recommend Approval
After considering all staff, applicant and public testimony, I move to recommend approval to the
City Council of File Numbers AZ-06-037 and PP-06-035 as presented in staff report for the
hearing date of August 17,2006 with the following modifications: (Add any proposed
modifications. )
Continuance
I move to continue File Numbers AZ-06-037 and PP-06-035 to the hearing date of (insert
continued hearing date here) for the following reason(s): (You should state specific reason(s) for
continuance. )
Recommend Denial
After considering all staff, applicant and public testimony, I move to recommend denial to the
City Council of File Numbers AZ-06-037 and PP-06-035 as presented in the staff report for the
hearing date of August 17, 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 ofthe plat.)
4. APPLICATION AND PROPERTY FACTS
a. Site Address/Location:
130 E. Overland Road, northeast comer of S. Meridian Road and E. Overland Road,
Section 18, T3N RIE
Cope Subdivision AZ-06-037, PP-06.035
PAGE 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 17, 2006
b. Owners:
Van Auker Properties
3084 E. Lanark Street
Meridian, Idaho 83642
c. Applicant:
Ron Van Auker
3084 E. Lanark Street
Meridian, Idaho 83642
d. Representative: Matt Munger, Munger Engineering, Inc.
e. Present Zoning: R-1
f. Present Comprehensive Plan Designation: Commercial
g. Description of Applicant's Request:
1. Date of Preliminary Plat (attached as Exhibit AI): June, 2006
2. Date of Landscape Plan (attached as Exhibit AZ): June 15,2006
5. PROCESS FACTS
a. The subject application will in fact constitute an annexation as determined by City Ordinance.
By reason of the provisions ofUDC 11-5B-3, a public hearing is required before the City
Council on this matter.
b. The subject application will in fact constitute a preliminary plat as determined by City
Ordinance. By reason of the provisions ofUDC 11-6B-2, a public hearing is required before
the City Council on this matter.
c. Newspaper notifications published on: July 31 st and August 14th, 2006
d. Radius notices mailed to properties within 300 feet on: August 21 s\ 2006
e. Applicant posted notice on site by: August 7th, 2006
6. LAND USE
a. Existing Land Use(s): Vacant land
b. Description of Character of Surrounding Area: The property sits on the northeast comer of S.
Meridian Road and E. Overland Road, which are both major roadways in the area and carry
large amounts of vehicular traffic. The property is surrounded primarily by other commercial
properties to the north, south, east and west.
c. Adjacent Land Use and Zoning
1. North: Travelers Comer Subdivision, zoned C-G.
2. East: Agricultural land, zoned C-G.
3. South: Southern Springs Subdivision, zoned L-O and Country Terrace Subdivision,
zoned R-6 (Ada County).
4. West: Agricultural land, zoned C-G.
d. History of Previous Actions: None.
Cope Subdivision AZ-06-037, PP-06-035
PAGE 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 17, 2006
e. Existing Constraints and Opportunities
1. Public Works
Location of sewer: There is a sewer trunk on the west side of the Ten Mile
Drain.
Location of water: There is a water main stubbed to this property from the water
main in E. Overland Road, and there is also a main in S. County Terrace Place.
Issues or concerns: There is a portion of this site in the AE flood plain.
2. Vegetation: None.
3. Flood plain: 500 year floodplain.
4. Canals/Ditches Irrigation: The Ten Mile Drain traverses the western boundary ofthe
site.
5. Hazards: There is a floodway traversing the site and a 500 year floodplain.
6. Proposed Zoning: C-G
7. Size of Property: 4.85acres
f. Subdivision Plat Information
1. Residential Lots: 0
2. Non-residential Lots: 4
3. Total Building Lots: 4
4. Common Lots: 0
5. Other Lots: N/A
6. Total Lots: 4
7. Open Lots: 0
g. Landscaping
1. Width of street buffer(s): 25 feet on E. Overland Road, 10 feet on S. Country Terrace
Place.
2. Width ofbuffer(s) between land uses: N/A
3. Percentage of site as open space: 0%
4. Other landscaping standards: landscape islands and associated vegetation as required
by UDC ll-3B-8C2
h. Proposed and Required Non-Residential Setbacks: per the C-G zone
C-G Standard
Front o feet
Side o feet
Rear o feet
Max. Building Height 65 feet
Min. Lot Size None
Cope Subdivision AZ-06-037, PP-06-035
PAGE 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 17,2006
Min. Street Frontage None
i. Summary of Proposed Streets and/or Access (private, public, common drive, etc.):
The access to the development will be from S. Country Terrace Place to the east. The
applicant is proposing to construct one half of a 40-foot street section with 54-feet
right~of-way. Improvements exist to the cul-de-sac abutting the site along the northern
boundary. The applicant will need to make the remaining improvements to match
those already in existence. The subj ect property does have frontage along E. Overland
Road but is not proposing direct access to that road. Please see ACHD comments
included for further analysis.
7. COMMENTS MEETING
On July28, 2006 Planning Staff held an agency comments meeting. The agencies and departments present
included: Meridian Fire Department, Meridian Police Department, Meridian Parks Department, Meridian
Public Works Department, and the Sanitary Services Company. Staff has included all comments and
recommended actions as Conditions of Approval in the attached Exhibit B.
8. COMPREHENSIVE PLAN POLICIES AND GOALS
This property is designated "Commercial" on the Comprehensive Plan Future Land Use Map.
Commercial areas are anticipated to contain a full range of commercial and retail services (see Page 99 of
the Comprehensive Plan.)
Staff fmds the following Comprehensive Plan policies to be applicable to this 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 thefollowing manner:
. Sanitary sewer and water service will be extended to the project at the developer's expense.
. The subject 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 suffer 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 6 - Require street connections between subdivisions at
Cope Subdivision AZ-06-037, PP-06-035
PAGE 4
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 17,2006
regular intervals to enhance connectivity and better traffic flow.
The applicant proposes to construct one half of a 41-foot street section within 54-feet ofright-o.fway
which aligns with the public stub streetfrom Country Terrace Subdivision to the south.
. Chapter VII, Goal IV, Objective D, Action 2 - Restrict curb cuts and access points on collectors
and arterial streets.
The applicant has proposed one driveway to take access on E. Overland Road, which will be
restricted by ACHD. Staff is in support of ACHD's recommendation.
. "Plan for a variety of commercial and retail opportunities within the Impact Area." (Chapter VII,
Goal 1, Objective B)
The proposed use does contribute to the variety of commercial uses in this area, as envisioned with
the Comprehensive Plan Amendment.
Staff believes that the proposed zoning 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. ZONING ORDINANCE
a. Zoning Schedule of Use Control: UDC 11-2B-2 allows large scale and a broad mix of retail,
office, service and light industrial uses as Pennitted Uses in the C-G zone.
b. Purpose Statement of Zone: Purpose Statement of Zone: The purpose of the Commercial
Districts is to provide for the retail and service needs of the community in accord with the
Meridian Comprehensive Plan. Four Districts are designated which differ in the size and scale
of commercial structures accommodated in the district, the scale and mix of allowed
commercial uses, and the location ofthe district in proximity to streets and highways. C-G
General Retail and Service Commercial District: The purpose of the C-G district is to provide
for commercial uses which are customarily operated entirely or almost entirely within a
building; to provide for a review ofthe impact of proposed commercial uses which are auto
and service oriented and are located in close proximity to major highway or arterial streets; to
fulfill the need of travel-related services as well as retail sales for the transient and permanent
motoring public. All such districts shall be connected to the municipal water and sewer
systems ofthe city, and shall not constitute strip commercial development and encourage
clustering of commercial development.
10. ANALYSIS
a. Analysis of Facts Leading to Staff Recommendation
ANNEXATION ANALYSIS: Based on the policies and goals contained in the Comprehensive
Plan and the general compliance of the proposed development with the Zoning Ordinance, staff
believes that this is a good location for the proposed commercial development. Please see Exhibit
D for detailed analysis of facts and findings.
The annexation legal description submitted with the application (prepared on June 15, 2006 by
Todd R. Waite, PLS) shows the property as contiguous to the existing corporate boundary of the
City of Meridian.
Cope Subdivision AZ-06-037, PP-06-035
PAGE 5
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARrNG DATE OF AUGUST 17,2006
Prior to the annexation ordinance approval, a Development Agreement (DA) shall be entered into
between the City of Meridian, property owner (at the time of annexation ordinance adoption), and
the developer. The ap1Jlicant shall contact the Citv Attornev. Bill Nary. at 888-4433 to initiate this
process within 18 months of Citv Council approval of the annexation request. The DA shall
incorporate the following:
· All future uses shall not involve uses, activities, processes, materials, equipment and
conditions of operation that will be detrimental to any persons, property or the general welfare by
reason of excessive production of traffic, noise, smoke, fumes, glare or odors.
. All future development of the subject property shall be constructed in accordance with City
of Meridian ordinances in effect at the time of development.
. The applicant will be responsible for all costs associated with the sewer and water service
extension.
. Any existing domestic wells and/or septic systems within this project will have to be removed
from their domestic service, per City Ordinance Section 5-7-517, when services are available
from the City of Meridian. Wells may be used for non-domestic purposes such as landscape
irrigation.
. Prior to issuance of any building permit, the subject property shall be subdivided in
accordance with the City of Meridian Unified Development Code.
. All proposed off-site road improvements to S. Country Terrace Place and associated
landscape buffer proposed on the site/landscape plans dated June, 2006 shall be constructed
prior to any certificate of occupancy.
. A 25-foot wide commercial drive aisle, sewer, and water shall be stubbed to the property
located at 130 E. Overland Road.
. Development of the property shall comply substantially with the conceptual elevations to be
provided by the applicant at the Planning and Zoning hearing and prior to approval of the
preliminary plat by the Commission.
PRELIMINARY PLAT ANALYSIS: Based on the policies and goals contained in the
Comprehensive Plan and the general compliance of the proposed development with the Zoning
Ordinance, staff believes that this is a good location for the proposed commercial development.
Please see Exhibit D for detailed analysis of facts and findings.
1. Access to a Principal Arterial roadway (E. Overland Road): The submitted preliminary
plat dated June, 2006 shows access to E. Overland Road. Access shall be restricted to
right-in and right-out only. Direct lot access to East Overland Road shall be prohibited
and should be noted on the final plat.
2. Parkin!! Lot Landscapin!!: Landscape plans shall be submitted with the Certificate of
Zoning Compliance applications for the development which comply with City Code.
Specifically, the submitted conceptual site plan does not provide landscape islands and
associated vegetation as required by UDC 11-3B-8C2.
3. Desi!!Il Review: Per UDC 11-3A-19, the structures within the development along E.
Overland Road shall be subject to administrative design review and a Design Review
application shall submitted concurrently with the application for Certificate of Zoning
Compliance. The applicant has not submitted any conceptual elevations or plans at this
time. Although such concepts are not required by the UDC, staff anticipates that the City
Council will want to see them prior to their hearing.
Cope Subdivision AZ-06-037, PP-06-035
PAGE 6
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 17, 2006
4. Stub Streets: Staff is supportive of the connection to the stub street from the south from
Country Terrace Subdivision. The applicant will be responsible for constructing
remaining improvements to S. Country Terrace Place that match the existing
improvements on north, abutting cul-de-sac.
5. The applicant shall modify the plat to include a cross access/parking easement for all lots
within the subdivision.
6. Pressure Irrigation: The City of Meridian requires that pressurized irrigation systems be
supplied by a year-round source of water. The applicant should be required to utilize any
existing surface or well water for the primary source. If a surface or well source is not
available, a single-point connection to the culinary water system shall be required. If a
single-point connection is utilized, the developer will be responsible for the payment of
assessments for the common areas prior to signature on the final plat by the City
Engineer. An underground, pressurized irrigation system should be installed to all
landscape areas per the approved specifications and in accordance with UDC 11-3A-15
and MCC 9-1-28.
7. Floodwav/floodplain: The Ten Mile Drain traverses the western boundary of the site.
The applicant shall provide base flood elevation and floodway data from a professional
engineer licensed in the State of Idaho. All lots that are affected by the flood plain shall
provide Base Flood Certification prior to obtaining building pennits.
11. EXHIBITS
A. Drawings
1. Preliminary Plat (dated: June, 2006)
2. Landscape Plan (dated: June 15,2006)
B. Conditions of Approval
1. Plarming 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 Zoning Ordinance
Cope Subdivision AZ-06-037, PP-06-035
PAGE 7
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 17,2006
A. Drawings
1. Preliminary Plat (dated: June, 2006)
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Exhibit A - Page 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 17, 2006
B. Conditions of Approval
1. PLANNING DEPARTMENT
1.1 ANNEXATION COMMENTS
Prior to the annexation ordinance approval, a Development Agreement (DA) shall be entered into
between the City of Meridian, property owner (at the time of annexation ordinance adoption), and
the developer. The applicant shall contact the City Attornev. Bill Narv. at 888-4433 to initiate this
process within 18 months of City Council approval of the armexation request. The DA shall
incorporate the following:
. All future uses shall not involve uses, activities, processes, materials, equipment and
conditions of operation that will be detrimental to any persons, property or the general
welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or odors.
. All future development of the subject property shall be constructed in accordance with City
of Meridian ordinances in effect at the time of development.
. The applicant will be responsible for all costs associated with the sewer and water service
extension.
. Any existing domestic wells andlor septic systems within this project will have to be removed
from their domestic service, per City Ordinance Section 5-7-517, when services are available
from the City of Meridian. Wells may be used for non-domestic purposes such as landscape
irrigation.
. Prior to issuance of any building permit, the subject property be subdivided in accordance
with the City of Meridian Unified Development Code.
. All proposed off-site road improvements to S. Country Terrace Place and associated
landscape buffer proposed on the site/landscape plans dated June, 2006 shall be constructed
prior to any certificate of occupancy.
. A 25-foot wide commercial drive aisle, sewer, and water shall be stubbed to the property
located at 130 E. Overland Road.
. Development of the property shall comply substantially with the conceptual elevations to be
provided by the applicant at the Planning and Zoning hearing and prior to approval of the
preliminary plat by the Commission.
1.2 SITE SPECIFIC REQUIREMENTS-PRELIMINARY PLAT
1.2.1 The preliminary plat prepared by Munger Engineering Inc., dated June, 2006, is approved, with
the conditions listed herein. All comments/conditions of the accompanying Annexation/Zoning
(AZ-06-037) shall also be considered conditions of the Preliminary Plat (PP-06-035).
1.2.2 The applicant shall modify the plat to include a cross access/parking easement for all lots within
the subdivision.
1.2.3 The proposed driveway on East Overland Road shall be right-in/right-out only. Direct lot access
to East Overland Road shall be prohibited and should be noted on the fmal plat.
1.2.4 Construct South Country Terrace Place as one half ofa 4l.foot street section within 54-feet of
right-of-way to align with the public stub street from Country Terrace Subdivision to the south
and construct curb, gutter and sidewalk to match existing improvements.
Exhibit B - Page 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 17,2006
1.2.5 The landscape plan prepared by South Landscape Architecture, P.C., on June 15,2006, is
approved with the following modifications/notes:
· Landscape plans shall be submitted with the Certificate of Zoning Compliance
applications for the development which comply with City Code. Specifically, the
submitted conceptual site plan does not provide landscape islands and associated
vegetation as required by UDC 11-3B-8C2.
· Per UDC 11.3B.10, 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 11.3B.14.
1.2.6 Per UDC 11.3A-19, the structures within the development along E. Overland Road shall be
subject to administrative design review and a Design Review application shall submitted
concurrently with the application for Certificate of Zoning Compliance.
1.2.7 The applicant shall provide base flood elevation and floodway data from a professional engineer
licensed in the State of Idaho. All lots that are affected by the flood plain shall provide Base
Flood Certification prior to obtaining building permits.
1.3 GENERAL REQUIREMENTS-PRELIMINARY PLAT
1.3.1 Sidewalks shall be installed within the subdivision and on the perimeter of the subdivision
pursuant to UDC 11-3A-17.
1.3.2 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water (MCC 12-13-8.3). The applicant should be required to utilize any existing surface
or well water for the primary source. If a surface or well source is not available, a single-point
connection to the culinary water system shall be required. If a single-point cOllliection is utilized,
the developer will be responsible for the payment of assessments for the common areas prior to
signature on the final plat by the City Engineer. An underground, pressurized irrigation system
should be installed to all landscape areas per the approved specifications and in accordance with
UDC 11-3A-15 and MCC 9-1-28.
1.3.3 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.
1.3.4 The applicant shall submit a detailed fencing plan with the final plat application for the
subdivision. If permanent fencing is not provided, temporary construction fencing to contain
debris must be installed around the perimeter prior to issuance of a building permit. All fences
should taper down to 3 feet maximum within 20 feet of all right-of-way. All fencing should be
installed in accordance with UDC 11-3A-7.
1.3.5 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 mitigated.
1.3.6 All irrigation ditches, laterals or canals, exclusive of the Ten Mile Stub Drain, intersecting,
crossing or lying adjacent and contiguous to the area being subdivided shall be tiled per UDC 11-
3A-6, unless otherwise approved by Nampa Meridian Irrigation District. Plans will need to be
approved by the appropriate irrigation/drainage district, or lateral users association (ditch
owners), with written approval or non.approval submitted to the Public Works Department. If
Exhibit B - Page 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 17,2006
lateral users association approval can not be obtained, alternate plans will be reviewed and
approved by the City Engineer prior to fmal plat signature.
1.3.7 Staff's failure to cite specific ordinance provisions or terms of the approved
annexation/conditional use does not relieve the applicant of responsibility for compliance.
1.3.8 Preliminary plat approval shall be subj ect 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 of the trunk main
located on the west side of the Ten Mile Drain. The applicant shall install all mains necessary to
provide service; applicant shall coordinate main size and routing with the Public Works
Department, and execute standard forms 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 shall be used in conformance of City of Meridian
Public Works Departments Standard Specifications.
2.2 Water service to this site is being proposed via extension of mains in E. Overland Road and S.
Country Terrace. The applicant shall be responsible to install water mains to and through this
development, coordinate main size and routing with Public Works.
2.3 A portion of this site is encumbered by an AE flood zone, the fmal plat for this development shall
include the Firm map number that shows this flood plain. All lots that are affected by the flood
plain shall provide Base Flood Certification prior to obtaining building permits.
2.4 Any potential reimbursement agreements must comply with all requirements of City Code 9-1-13
and 9-4-19, which includes the preliminary agreement (which includes footage, size, and depth of
reimbursable pipe) being fmalized prior to construction plan approval. The detailed agreement
with the reimbursable amount shall be approved by Council prior to plat signature.
2.5 The applicant shall provide a 20-foot easement for all public water/sewer mains outside of public
right of way (include all water services and hydrants).
2.6 The applicant has not indicated who will own and operate the pressure irrigation system in this
proposed development. If it is to be maintained as a private system, plans and specifications will
be reviewed by the Public Works Department as part of the construction plan review. A "draft
copy" of the operations and maintenance manual will be required prior to plan approval with the
"final draft" being required prior to final plat signature on the last phase of this project.
If it is to be owned and maintained by an Irrigation District then a letter of plan approval shall be
submitted prior to scheduling of a pre-construction meeting.
2.7 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water (UDC 11.3A-6). 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 utilized,
the developer will be responsible for the payment of assessments for the common areas prior to
signature on the final plat by the City Engineer.
2.8 All existing structures not meeting setbacks or meeting the dimensional standards ofthe UDC
shall be removed prior to signature on the fmal plat by the City Engineer.
2.9 Any existing domestic wells and/or septic systems within this project shall be removed from
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.
2.10 Per UDC 11-3A-6 all irrigation ditches, laterals or canals, exclusive of natural waterways and the
Exhibit B - Page 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARfNG DATE OF AUGUST 17, 2006
Ten Mile Drain, that intersect, cross or lie within the area being subdivided shall be covered.
Plans will need to be approved by the appropriate irrigation/drainage district, or lateral users
association (ditch owners), with written approval or non-approval submitted to the Public Works
Department prior to plan approval. If lateral users association approval can not be obtained,
alternate plans will be reviewed and approved by the City Engineer.
2.11 As each lot develops a drainage plan designed by a State of Idaho licensed architect or engineer is
required and shall be submitted to the City Engineer (Ord. 557, 10-1-91) for all off-street parking
areas. Storm water treatment and disposal shall be designed in accordance with Department of
Environmental Quality 1997 publication Catalog of Storm Water Best Management Practices for
Idaho Cities and Counties and City of Meridian standards and policies. Off-site disposal into
surface water is prohibited unless the jurisdiction which has authority over the receiving stream
provides written authorization prior to development plan approval. The applicant is responsible
for filing all necessary applications with the Idaho Department of Water Resources regarding
Shallow Injection Wells.
2.12 Street signs are to be in place, water system shall be approved and activated, and the road base
shall be sufficiently installed to allow for emergency vehicle access, prior to applying for building
permits.
2.13 A letter of credit or cash surety in the amount of 110% will be required for all uncompleted
fencing, landscaping, amenities, pressurized irrigation, sanitary sewer, water, etc., prior to
signature on the [mal plat.
2.14 Sewer, water, pressurized irrigation, and any life safety development improvement shall receive
final approval prior to occupancy. Other required development improvements, such as fencing,
micropaths, and landscaping may be bonded for prior to obtaining certificates of occupancy.
2.15 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.
2.16 It shall be the responsibility of the applicant to ensure that all development features comply with
the Americans with Disabilities Act and the Fair Housing Act.
2.17 Applicant shall be responsible for application and compliance with and NPDES Permitting that
may be required by the Environmental Protection Agency.
2.18 Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
2.19 Developer shall coordinate mailbox locations with the Meridian Post Office. Where mailboxes
are located on or near sidewalk the applicant shall comply with all American with Disabilities Act
requirements for unobstructed sidewalk access.
2.20 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.
2.21 One hundred watt, high-pressure sodium streetlights, on 25' pole shall be required on all public
residential streets. Two-hundred and fifty watt high pressure sodium streetlights, on 30' pole
shall be required on subdivision entrances and collector roadways. Design of the streetlights shall
be approved by the Public Works Department. Decorative lights require a streetlight agreement
on file with Public Works prior to activation. All streetlights shall be installed at subdivider's
expense. Typical locations are at street intersections and/or fire hydrants, and no further than
400' distance in between locations. Final design locations and quantity are determined after
power designs are completed by Idaho Power Company. The street light contractor shall obtain
approval from the Public Works Department, and permit from Building Department prior to
commencing installations.
Exhibit B - Page 4
CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 17,2006
3. FIRE DEPARTMENT
1. Acceptance of the water supply for fIre protection will be by the Meridian Fire Department and water
quality by the Meridian Water Department for bacteria testing.
2. Final Approval ofthe fire hydrant locations shall be by the Meridian Fire Department.
a. Fire Hydrants shall have the 4 12" 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 permits.
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 of the IFC Section 509.5.
h. Show all proposed or existing hydrants for all new construction or additions to existing
buildings within 1,000 feet ofthe project.
3. 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.
4. All entrance and internal roads and alleys shall have a turning radius of28' inside and 48' outside
radius.
5. All common driveways shall be straight or have a turning radius of 28' inside and 48' outside and
shall have a clear driving surface which is 20' wide.
6. For all Fire Lanes, provide signage "No Parking Fire Lane".
7. Operational fire hydrants, temporary or permanent street signs and access roads with an all weather
surface are required before combustible construction is brought on site.
8. Commercial and office occupancies will require a fITe-flow consistent with the International Fire
Code to service the proposed project. Fire hydrants shall be placed per Appendix D.
9. Maintain a separation of 5' from the building to the dumpster enclosure.
10. Provide a Knox box entry system for the complex prior to occupancy.
11. 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 ).
12. 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 the Public Works Dept.
Addressing Specialist at 898-5500 to address this concern prior to the public hearing.
13. All portions of the buildings located on this project must be within 150' of a paved surface as
measured around the perimeter of the building.
14. Provide exterior egress lighting as required by the International Building & Fire Codes.
15. Where a portion of the facility or building hereafter constructed or moved into or within the
jurisdiction is more than 400 feet (122 m) from a hydrant on a fITe apparatus access road, as
measured by an approved route around the exterior of the facility or building, on-site :fire hydrants
and mains shall be provided where required by the code official. For buildings equipped throughout
Exhibit B - Page 5
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 17,2006
with an approved automatic sprinkler system installed in accordance with Section 903.3.1.1 or
903.3.1.2 the distance requirement shall be 600 feet (183).
a. For Group R-3 and Group U occupancies, the distance requirement shall be 600 feet (183 m).
b. For buildings equipped throughout with an approved automatic sprinkler system installed in
accordance with Section 903.3.1.1 or 903.3.1.2, the distance requirement shall be 600 feet
(183 m).
16. There shall be a fIre hydrant within 100' of all Fire Department connections.
17. Buildings over 30' in height are required to have access roads in accordance with Appendix D
Section DI05.
4. POLlCE DEPARTMENT
1. The loading areas shall be separated from all public parking areas. Access to E. Oveland Road
should not be permitted.
5. PARKS DEPARTMENT
1. Standard for Mitigation of trees: The standard established in the City of Meridian Landscape
Ordinance (ODC 11-3B-1O) will be followed.
2. Standard Plan for Protection of Existing Trees during Construction: The standard established in
the City of Meridian Landscape Ordinance (ODC 11-3B-I0) will be followed.
6. SANITARY SERVICE COMPANY
1. Please contact Bill Gregory at SSC (888-3999) for detailed review of your proposal and submit
stamped (approved) plans with your certifIcate of zoning compliance application.
7. ADA COUNTY HIGHWAY DISTRICT
Site Specific Conditions of Approval
1. Restrict the turning movement of the driveway located at the south property line to right-in and
right-out only by means of a center median. The applicant may enter into a road trust with the
district for the actual installation of the median with the intersection project.
2. Construct South Country Terrace Place as one half of a 40-foot street section within 54-feet of
right~of-way complete with vertical curb, gutter and 5-foot attached concrete sidewalk to match
the existing improvements.
3. East Overland Road is classified as a Principal Arterial roadway: all access points to East
Overland Road will be closed except the access specifically approved with this application: direct
lot access to West Overland Road is prohibited and should be noted on the final plat.
4. Comply with District Driveway Policy.
5. Comply with District Tree Planter Width Interim Policy.
6. Comply with all Standard Conditions of Approval.
Standard Conditions of Approval
1. Any existing irrigation facilities shall be relocated outside of the right~of~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.
Exhibit B - Page 6
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 17,2006
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.
5. Comolv with the District's Tree Planter Width Interim Policy.
District's Tree Planter Width Policy prohibits all trees in planters less than 6-feet in width. In
addition to prohibiting trees in planters less than 6-feet in width, the policy requires a minimum
planter width of 6.feet for class II tress with the installation of root barriers on both sides of the
planter strip or a minimum planter width of 8-feet without the installation of a root barrier. The
policy also requires Class I and Class ill trees to provide a minimum planter width of 10. feet.
6. Utility street cuts in pavement less than five years old are not allowed unless approved in writing
by the District. Contact the District's Utility Coordinator at 387-6258 (with file numbers) for
details.
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 unless specifically waived herein. An engineer registered in the
State ofIdaho shall prepare and certify all improvement plans.
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 ofthe Ada County Highway District prior to District approval for occupancy.
10. Payment of applicable road impact fees is required prior to building construction in accordance
with Ordinance #200, also known as Ada County Highway District Road hnpact 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 ofthe Ada County Highway District. The burden shall be upon the applicant to
obtain written confirmation of any change from the Ada County Highway District.
13. Any change by the applicant in the planned use ofthe property which is the subject ofthis
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 unless
a waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect
at the time the change in use is sought.
Exhibit B - Page 7
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 17,2006
C. Legal Description
claiborn ... . waite cons'Ilting. lie
engineers & surveyors -
120 N. Curtis Road
Boise,Id. 83706
(208) 376-8555
Fax (208) 429-9862
P.N.2274
JUNE 13, 2006
ANNEXATION DESCRIPTION FOR
COPE PROPERTY BOUNDARY
A PARCEL OF LAND BEING A PORTION OF TIlE SOutHWEST QUARTER OF
TIlE SOUTHWEST QUARTER (GOVERNMENT LOT 4) OF SECTION 18,
TOWNSHIP 3 NORTIJ, RANGE 1 EAST, BOISE MERIDIAN, ADA COUNTY,
IDAHO, AND MORE PARTICULARY DESCRIBED AS FOLLOWS:
COMMENCING AT THE SOUTHWEST CORNER OF SAID SECTION 18, TIIENCE
NORTH 890 43'32" EAST ALONG THE SOUTH BOUNDARY OF SAID SECTION
18 FOR A DISTANCE OF 174.30 FEET, TO THE REAL POINT OF BEGlNNING;
THENCE NORTH 89" 43'32" EAST ALONG SAID SOUTH BOUNDARY FOR A
DISTANCE OF 457.98 FEET;
nmNCE NORTH 0016'28" WEST FOR A DISTANCE OF 45,00 FEET;
lHENCE NORTII 39"35' 14"EAST (FORMERLY SHOWN OF RECORD AS NORm
39"33'22" EAST) FORA DISTANCE OF 15.96 FEET;
THENCE NORTH 0"45' 10" EAST (FORMERLY SHOWN OF RECORD AS NORTH
0" 13' WEST) FOR A DISTANCE OF 368.65 FEET;
TIIENCE SOUTH 89028'41" WEST (FORMERLY SHOWN Of RECORD AS sourn
88"42' WEST) FOR A DIST ANCB OF 569.41 FEET;
THENCE SOUTH 52004'56" EAST (FORMERLY SHOWN OF RECORD AS SOUTH
53"07' EAST) FOR A DISTANCE OF 29.41 FEET;
1l:IENCE SOUlH 25"42'56" EASt (FORMERLY SHOWN OF RECORD AS sourn
26045' EAST) FOR A DISTANCE OF 60.00 FEET;
TIIENCE SOUTH 9"02'04" EAST (FORMERLY SHOWN OF RECORD AS SOmB
10004' EAST) FOR A DISTANCE OF 300.02 FEET, TO THE NORtH RIGHT OF
WAY LINE OF OVERLAND ROAD;
C:\Projects\Cope Property-Van Auker (2274)\Documents\COPE BOUNDARY-
ANNEX.doc-2
Exhibit C
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 17,2006
THENCE SOUTH 00016'28" EAST FOR A DISTANCE OF 54.50 FEET TO TItE
REAL POINT OF BEGINNING;
CONTAINlNG 4.8$ ACRES OF LAND, MORE OR LESS.
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ANNEX.doc-2
Exhibit C
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 17,2006
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CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 17, 2006
D. Required Findings from Zoning Ordinance
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;
The applicant is proposing to zone all of the subject property to C-G. 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 8, of the
Staff Report.
2. The map amendment complies with the regulations outlined for the proposed
district, specifically the purpose statement;
Staff fmds that the proposed C-G zone, if designed, constructed and operated m
accordance with adopted city ordinances, should be harmonious and appropriate m
appearance with the intended character of the vicinity.
3. 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.
4. 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.
5. The annexation is in the best of interest of the City (UDC 11-5B-3.E).
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 fimds. 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. In accordance with
the findings listed above, Staff finds that Annexation and Zoning of this orooertv to C-G
would be in the best interest of the Citv.
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:
1. The plat is in conformance with the Comprehensive Plan;
The applicant has not submitted elevations for the proposed commercial business park.
The applicant will be required to use the design guidelines for commercial projects along
gateway corridors when designing building facades as detailed in the Annexation
analysis. Staff generally supports the proposed plat layout as it complies with the
Exhibit D
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 17,2006
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;
Staff [mds that public services are available to accommodate the proposed development.
(See Exhibit B of the Staff Report for more details from public service providers.)
3. The plat is in conformance with scheduled public improvements in accord with the
City's capital improvement program;
Because the developer is installing sewer, water, and utilities for the development at their
cost, staff finds that the subdivision will not require the expenditure of capital
improvement funds.
4. There is public financial capability of supporting services for the proposed
development;
Staff recommends the Commission and Council rely upon comments from the public
service providers (i.e., police, fire, ACHD, etc.) to determine this fmding. (See finding
Items 3 and 4 above under Annexation Findings, and the Conditions of Approval in
Exhibit B for more detail.)
5. The development will not be detrimental to the public health, safety or general
welfare; and
A portion of this site is encumbered by an AE flood zone. Staff believes the applicant
should provide base flood elevation and floodway data from a professional engineer
licensed in the State of Idaho to determine whether the proposed development may result
in physical damage to any property. ACHD considers road safety issues in their analysis.
Staff recommends that the Commission and Council reference any public testimony that
may be presented to determine whether or not the proposed subdivision may cause health,
safety or environmental problems of which staff is unaware.
6. The development preserves significant natural, scenic or historic features.
The Ten Mile Drain runs through the western portion of the property and two of the
proposed building lots. Staff recommends that the Commission and Council reference
any public testimony that may be presented to determine whether or not the proposed
development may destroy or damage a natural or scenic feature(s) of major importance of
which staff is unaware.
Exhibit D
8'
(I g::v:.~ CENTRAL DISTRICT HEALTH DEPARTMENT
_HEALTH _....o~ Environmental Health Division
DEPARTMENT -G':C'l DU
oy~ . .
Rezone # -y.,1'J ~\. 'I. \~~~Z- 0 G - 037
Conditional Use # 'i"i (}" ~St(LO>-
Preliminary / Final ~1plat Pp 0 ~ -03S
GOf~ Svb di\/,';,'0 v.
01.
02.
03.
04.
05.
06.
07.
~.
Return to:
o Boise
o Eagle
o Garden City
~ridian
o Kuna
R QACZ
J1;(~;.E,rij~"I)
JUl 7 ( 2006
We have No Objections to this Proposal.
,. t./Of'ATeridhr
:'-~ i )~~Y- ~=~ :.~ er J{ tJfff~~~ (;"
We recommend Denial of this Proposal.
Specific knowledge as to the exact type of use must be provided before we can comment on this Proposal.
We will require more data concerning soil conditions on this Proposal before we can comment.
Before we can comment concerning 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
This office will require a study to assess the impact of nutrients and pathogens to receiving ground waters and/or
surface waters.
This project shall be reviewed by the Idaho Department of Water Resources concerning well construction and
water availability.
After wri~proval from appropriate entities are submitted, we can approve this proposal for:
a central sewage 0 community sewage system 0 community water well
o interim sewage tfSlCentral water
o individual sewage 0 individual water
~9. The following plan(s) must be submitted to and approved by the Idaho Department of Health & Welfare,
Division ~ E~onmental Quality:
..esrcentral sewage 0 community sewage system 0 community water
o sewage dry lines -&tt'entral water
QSI1 O. Run-off is not to create a mosquito breeding problem.
o 11. This Department would recommend deferral until high seasonal ground water can be determined if other
considerations indicate approval.
o 12. If restroom facilities are to be installed, then a sewage system 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
o child care center
o 14. Please see attached stormwater management recommendations
o 15.
Date:~ 2D / () b
15726.001 EH0904
Review Sheet
/
~p fCITYOF
L/Ylerldian
~--"
- ~ TRANSMITTALS TO AGENCIES FOR COMMENTS ON
* DEVELOPMENT PROJECTS WITH THE CITY OF MERIDIAN
/
SINCE To insure that your comments and recommendations will be considered by
1903 the Meridian Planning and Zoning Commission please submit your
comments and recommendations to Meridian City Hall
IDAHO
MAYOR
Tammy de Weerd
CITY COUNCIL MEMBERS
Keith Bird
Joseph W. Borton
Charles M. Rountree
Shaun Wardle
CITY DEPARTMENTS
Attn: Will Berg, City Clerk, by: August 10, 2006
Transmittal Date: July 14, 2006 File No.: AZ 06-037 I PP 06-035
Hearing Date: August 17, 2006
Request: Public Hearing - Annexation & Zoning of 4.85 acres from R-1 to
C-G zone and Preliminary Plat approval of 4 commercial lots on 4.31
acres in a proposed C-G zone for Cope Subdivision
City Attorney/HR
703 Main Street
898-5506 (City Attorney)
898-5503 (HR)
Fax 884-8723
By: Ronald Van Auker
Location of Property or Project: east of Meridian Road & north of
Overland Road
Fire.
540 E. Franklin Road
888-1234/ fax 895-0390
-~,1"'"'",\ "',~~~
':l,"~-,
"~........_","
", -....-..,
_ ., ' ,"fi{1eriqian School District (No FP)
" ,,' Meridian Post Office(FP/Pp c>nly)
_ Ada County Highway District
Ada County Development Services
Central District Health
Nampa Meridian Irrig. District
- Settlers Irrig. District
Idaho Power CO. (FP,PP,CUP)
Qwest (FP/PP only)
Intermountain Gas (FP/PP only)
Bureau of Reclamation (FP/PP only)
Idaho Transportation Dept. (No FP)
Ada County Ass. Land Records
Meridian Development Corp.
Historical Preservation Comm.
Parks & Recreation
11 W. Bower Street
888-3579 / fax 898-5501
David Zaremba (no FP)
David Moe (no FP) ',' ,
- W endy Newton.HuckabaY(NQ.FP~
- Michael Rohm (No FP)
Keith Borup (No FP)
Tammy de Weerd, Mayor
Charlie Rountree, C/C
Joe Borton, C/C
Keith Bird, C/C
Shaun Wardle, C/C
Water Department
~ Sewer Department
- Sanitary ServiceS(No VAR. VAC, FP)
Building Department I Rich Greene
Fire Department
_ Police Department
_ City Attorney
City Engineer
- City Planner
Parks Department
RECEIVED
JUL 1 ~ 2006
Planning
660 E. Watertower Lane
Suite 202
884-5533 / fax 888-6844
Police
1401 E. Watertower Lane
888-6678/ fax 846-7366
Public Works
660 E. Watertower Lane
Suite 200
898-5500/ fax 895-9551
- Building
660 E. Watertower Lane
Suite 150
887-2211 / fax 887-1297
- Wastewater
3401 N. Ten Mile Road
888-2191/ fax 884-0744
- Water
2235 N.W. 8th Street
888-5242/ fax 884-1159
Your Concise Remarks:
City Of Meridian
City Clerk Office
CITY HALL 33 EAST IDAHO AVENUE MERIDIAN, IDAHO 83642 (208) 888-4433
CITY CLERK - FAX 888-4218 FINANCE & UTILITY BILLING - FAX 887-4813 MAYOR'S OFFICE - FAX 884-8119
Printed on recycled paper
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1503 FIRST STREET SOUTH NAMPA, IDAHO 83651 -4395
FAX # 208-463-0092
11 August 2006
phones: Area Code 208
OFFICE: Nampa 466-7861
SHOP: Nampa 466-0663
Anna Canning
Planning & Zoning Commission
City of Meridian
660 E. Watertower Lane Suite 202
- Meridian, ID'8364-2- --- ---- -
J~l~ C E I-VEl"'t
-i.,i"
RE: AZ 06~037; pp 006.035/Cope Subdivision
CITY OF (V1FDj-,
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Dear Anna:
AZ 06-037: Nampa & Meridian Irrigation District has no comment on annexation & zoning.
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 information.
All laterals and waste ways must be protected. The District's Ten Mile Drain courses along the west
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,
t3U/pl.~
Bill Henson
Asst. Water Superintendent
Nampa & Meridian Irrigation District
BHldbg
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P ~ L rrzI-}
Iam
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c: File - Office/Shop
APPROXIMATE IRRIGABLE ACRES
RIVER FLOW RIGHTS - 23,000
BOISE PROJECT RIGHTS - 40,000
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.
1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-4395
FAX # 208-463-0092
14 August 2006
phones: Area Code 208
OFFICE: Nampa 4661861
SHOP: Nampa 466-0663
Matt Munger, P.E.
Munger Engineering, Inc.
4090 W. State Street, Suite 29
Boise,ID 83703
- -HE:" - -bans -Use- Chan€le App~iGatioFl---CODe-Subdivision--
Please note the District now reauires three (3)'sets of plans
Dear Mr. Munger:
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,
Donna N. Moore, Asst. SecretaryfTreasurer
NAMPA & MERIDIAN IRRIGATION DISTRICT
DNM/smc
cc: File
Water Superintendent
Meridian City Planning & Zoning Commission
Ronald W. Van Auker, 3084 Lanark, Meridian, ID 83642
enc.
APPROXIMATE IRRIGABLE ACRES
RIVER FLOW RIGHTS. 23,000
BOISE PROJECT RIGHTS - 40,000
Au, 16 2006 3:31PM
MUNGER ENGINEERING,ING.
4t~6831S
~1if};J~rk~~RING .
TO:
FIRM:
FAX:
RE:
FAX TRANSMITTAL
Tara Green / :J.h:; Y!':h .~ ;.J..f.
City of Meridian
8884218
Cope Subdivision
FROM:
PAGES:
DATE:
CC:
Cara Duskey
8/16/06
Jenny Veatch,
p. 1
Il'lC..
RECEIVED
AUGi C' 2006
City of Meridian
CitY Clerk Office
Urgent XXFor Review Please Reply
Original to Follow No Reply Necessary
-Comments:
Tara,
attached is the written comments to the staff report for Cope Subdivision.
Thank You,
Cara
~
Y $ z. CorVUYl.
0<6-- \1~aCo
J-terYl S IvS, (~ ~,'-{
4090 W. State Street, Suite 29 <> Boise, Idaho 83703 <> Phone: (208) 426-8314 <> Fax (208) 426-8319
AUG 15 '06 16:00
4258319
PAGE.01
Rug 16 2006 3:32PM
MUNGER ENGINEERING, INC.
426831S
p.~
./lWUNGER .
~ ENGINEERING, INC~
August 14,2006
City of Meridian
Meridian Planning Department
Jermy Veatch
660 W. Watertower Lane 5te. 202
Meridian, Idaho 83642
RECEIVED
AlJG; cYV!..::'
~." ~~, ,. 'Jr.l
RE: Cope Subdivision AZ~06~037, PP~f}6..035
C.ity of Meridian
City Clerk Office
Dear Jenny;
I have received and reviewed the comments regarding the Cope Subdivision. For ease of review
I will address these comments in the order they are stated on your letter.
1.1 ANNEXATION COMMENTS
Prior to the annexation ordinance approval, a Development Agreement (DA) shall be entered into
between the City of Meridian, property owner (at the time of annexation ordinance adoption), and
the developer. The D1JDlicant shall contact the City Attorney. Bill Nary. at 8884433 to initiate this
process within 1 & months of City Council approval of the annexation request. The DA shall
incorporate the following:
. All future uses shall not involve uses, activities, processes, materials, equipment and
conditions of operation that will be detrimental to any persons, property or the general
welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or odors.
. All future development of the subject property shall be constructed in accordance with City
of Meridian ordinances in effect at the time of development.
· The applicant will be responsible for all costs associated with the sewer and water service
extension.
. Any existing domestic wells and/or septic systems within this project will have to be removed
from their domestic service, per City Ordinance Section 5-7-517, when services are available
from the City of Meridian. Wells may be used for non-domestic purposes such as landscape
irrigation.
· Prior to issuance of any building permit, the subject property be subdivided in accordance
with the City of Meridian Unified Development Code.
· All proposed off-site road improvements to S. Country Terrace Place and associated
landscape buffer proposed on the sitellandscape plans dated June, 2006 shall be constructed
prior to any certificate of occupancy.
. A 25-foot wide commercial drive aisle, sewer, and water shall be stubbed to the property
located at 130 E. Overland Road.
· Development of the property shall comply substantially with the conceptual elevations to be
provided by the applicant at the Planning and Zoning hearing and prior to approval of the
preliminary plat by the Commission.
The developer shall comply with all requirements for the Development Agreement.
4090 WElS~tStATE STREET. SUITE 29 . BOISE.IDAHO 83703 · PHONE: (208) 426-8314 . FAX: (208) 426~S319
AUG 16 '06 16:00
4268319
PAGE. 02
Aug 16 2006 3:32PM
MUNGER ENGINEERING, INC.
426831S
p.3
1.2 SITE SPECIFIC REQUIREMENTS-PRELIMINARY PLAT
1.2.1 The preliminary plat prepared by Munger Engineering Inc., dated JWle, 2006, is approved, with
the conditions listed herein. All comments/conditions of the accompanying Annexation/Zoning
(AZ-06-037) shall also be considered conditions of the Preliminary Plat (pP-06-035).
1.2.2 The applicant shall modify the plat to include a cross accesslparldng easement for a1l10t8 within
the subdivision.
We shall comply.
1.2.3 The proposed driveway on East Overland Road shall be right-inJright-out only. Direct lot access
to East Overland Road shall be prohibited and should be noted on the final plat.
This requirement shall be noted on the final plat.
1.2.4 Construct South COtUltry Terrace Place as one half of a 41-foot street section within 54-feet of
right.of-way to align with the public stub street from Country Terrace Subdivision to the south
and construct curb, gutter and sidewalk to match existing improvements.
We shall comply.
1.2.5 The landscape plan prepared by South Landscape Architecture, P.C., on June 15,2006, is
approved with the following modificationslnotes:
· Landscape plans shall be submitted with the Certificate of Zoning Compliance
applications for the development which comply with City Code. Specifically, the
submitted conceptual site plan does not provide landscape islands and associated
vegetation as required by UDC 11-3B-8C2.
We shall comply.
. Per UDC 11-3B-IO, 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.
We shall comply.
· A written certificate of completion should be prepared by the landscape architect,
designer, or qualified nurseIYnJan responsible for the landscape plan. All standards of
installation should apply as listed in UDC 11-3B-14.
We shall comply.
1.2.6 Per UDC 11-3A-19, the structures within the development along E. Overland Road shall be
subject to administrative design review and a Design Review application shall submitted
concurrently with the application for Certificate of Zoning Compliance.
We shall comply.
Exhibit D
RUG 16 '06 16:00
4268319
PRGE.03
Rug 16 2006 3=32PM
MUNGER ENGINEERING, INC.
4268319
p.4
1.2.7 The applicant shall provide base flood elevation and floodway data from a professional engineer
licensed in the State ofIdaho. All lots iliat arc affected by the flood plain shall provide Base
Flood Certification prior to obtaining building permits.
We shall comply.
1.3 GENERAL REQUIREMENTS---PRELIMINARY PLAT
1.3.1 Sidewalks shall be installed within the subdivision and on the perimeter of the subdivision
pursuant to UDC 1l-3A-17.
We shall comply.
1.3.2 The City of Meridian requires that pressurized irrigation systems be supplied by a year~round
source of water (MCC 12-13-8.3). The applicant should be required to utilize any existing surface
or well water for the primary source. If a surface or well source is not available, a single-point
connection to the culinary water system shall be required. If a single-point connection is utilized,
the developer will be responsible for the payment of assessments for the common areas prior to
signature on the fmal 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
UDC 11-3A-15 and MCC 9-]-28.
The developer is requesting to connect to the culinary water system due to uncertainty of flows
in the user ditch and that the irrigable land when completed 'rVil1 be less than 6 acres.
1.3.3, 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.
We shall comply.
1.3.4 The applicant shall submit a detailed fencing plan with the final plat application for the
subdivision. If permanent fencing is not provided, temporary construction fencing to contain
debris mu.st be installed around the perimeter prior to issuance of a building pennit. All fences
should taper down to 3 feet maximum within 20 feet of all right-oI-way. All fencing should be
installed in accordance with UDC 11-3A-7.
We;' shall comply.
1.3.5 Any tree over 4" in caliper that is removed ftom the property shall be replaced by installing
additional trees, being the equivalent number of caliper :inches of trees that were remO'ored.
Required landscaping trees will not be considered as replacement trees for those trees that have to
be mitigated.
We shaD comply.
Exhibit D
RUG 16 '06 16:01
4268319
PRGE.04
Aug 16 2006 3:32PM
MUNGER ENGINEERING, INC.
426831S
p.5
1.3.6 All irrigation ditches, laterals or canals, exclusive of the Ten Mile Stub Drain, intersecting,
crossing or lying adjacent and contiguous to the area being subdivided shall be tiled per UDC 11-
3A~, unless otherwise approved by Nampa Meridian Irrigation District. Plans will need to be
approved by the appropriate irrigation/drainage district, or lateral users association (ditch
owners), with written approval or non-approval submitted to the Public Works Department. If
lateral users association approval can not be obtained, alternate plans will be reviewed and
approved by the City Engineer prior to final plat signature.
We shan comply.
1.3.7 Staff's failure to cite specific ordinance proVISIOns or terms of the approved
annexation/conditional use does not relieve the applicant of responsibility for compliance.
Noted
1.3.8 Preliminary plat approval shall be subject to the expiration provisions set forth in UDC 11.6B-7.
Noted
2. PUBLIC WORKS DEPARTMENT
2.1 Sanitary sewer service to this development is being proposed via extension of the trunk main
located on the west side of the Ten Mile Drain. The applicant shall install all mains necessary to
provide service; applicant shall coordinate main size aJJd routing \\ith the Public Works
Department, and execute standard forms of easements for any mains that are required to provide
service. Minimum cover over sewer mains is three feet. if CoveT from top of pipe to sub-grade is
less than three feet than alternate materials shall be used in confonnance of City of Meridian
Public Works Departments Standard Specifications.
We shall comply.
2.2 Water service to this site is being proposed via extension of mains in E. Overland Road and S.
Country Terrace. The applicant shall be responsible to install water mains to and through this
development, coordinate main size and routing with Public Works.
We shall comply.
2.3 A portion of this site is encumbered by an AE flood zone, the final plat for this development shall
include the Firm map number that shows this flood plain. All lots that are affected by the flood
plain shan provide Base Flood Certification prior to obtaining bUilding permits.
We shall comply.
2.4 Any potential reimbursement agreements must comply with all requirements of City Code 9-1-13
and 9-4-19, which includes the preliminary agreement (which includes footage, size. and depth of
reimbursable pipe) being fmalized prior to construction plan approval. The detailed agreement
with the reimbursable amoWlt shall be approved by Council prior to plat signature.
We shall comply.
Exhibit D
AUG 16 '06 16:01
4268319
PAGE.05
Rug 16 2006 3:32PM
MUNGER ENGINEERING, INC.
4268319
p.l:i
2.5 The applicant shall provide a 20.foot easement for all public water/sewer mains outside of public
right of way (include all water services and hydrants).
We shaH comply.
2.6 The applicant has not indicated who will own and operate the pressure irrigation system in this
proposed development. If it is to be maintained as a private system, plans and specifications will
be reviewed by the Public Works Department as part of the construction plan review. A "draft
copy" of the operations and maintenance manual will be required prior to plan approval with the
"final draft" being required prior to final plat signature on the last phase of this proj ect.
If it is to be owned and maintained by an Irrigation District then a letter of plan approval shall be
submitted prior to scheduling of a pre.construction meeting.
Noted
2.7 The City of Meridian requires that pressurized irrigation systems be supplied by a year-ro\U1d
source of water (UDC U.3A-6). 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 utilized,
the developer will be responsible for the payment of assessments for the common areas prior to
signature on the final plat by the City Engineer.
We shall comply.
2.8 All existing structures not meeting setbacks or meeting the dimensional standards of the UDC
shall be removed prior to signature on the fInal plat by the City Engineer.
Noted
2.9 Any existing domestic wells and/or septic systems within this project shall be removed from
domestic service per City Ordinance Section 9-1-4 and 9-4-8. Wells may be used fOT non-
domestic purposes such as landscape irrigation.
Noted
2.10 Per UDC 11.3A-6 all irrigation ditches. laterals or canals, exclusive of natural waterways and the
Ten Mile Drain, that intersect, cross or lie within the area being subdivided shall be covered.
Plans will need to be approved by the appropriate irrigation/drainage district, or lateral users
association (ditch owners), with written approval or non-approval submitted to the Public Works
Department prior to plan approval. If lateral users association approval can not be obtained,
alternate plans will be reviewed and approved by the City Engineer.
We sholl ~omply.
Exhibit D
AUG 15 '06 16:02
4268319
4268319
PAGE. 06
HUU ~o ~b lb'~~
""
PAGE. 07
Au~ 16 2006 3:33PM
MUNGER ENGINEERING,INC.
4268319
p.t:!
2.19 Developer shall coordinate mailbox locations with the Meridian Post Office. Where mailboxes
are located on or near sidewalk the applicant shall comply with all American with Disabilities Act
requirements for unobstructed sidewalk access.
We shall comply.
2.20 Compaction test results shal1 be submitted to the Meridian Building Department for all building
pads receiving engineered backfill, where footing would sit atop fill material.
We shall comply.
2.21 One hundred watt, high-pressure sodium streetlights, on 25' pole shall be required on all public
residential streets. Two-hundred and fifty watt high pressure sodium streetlights, on 30' pole
shall be required on subdivision entrances and collector roadways. Design of the streetlights shall
be approved by the Public Works Department. Decorative lights require a streetlight agreement
on file with Public Works prior to activation. All streetlights shall be installed at subdivider's
expense. Typical locations are at street intersections and/or fire hydrants, and no :further than
400' distance in between locations. Final design locations and quantity are determined after
POWeT designs are completed by Idaho Power Company. The street light contractor shall obtain
approval from the Public Works Department. and permit from Building Department prior to
commencing installations.
We sJuzl1 comply.
Thank you. for your time and consideration on this matter. Please feel free to contact Matt Munger or me
at our office.
Sincerely,
~~
Project Coordinator
Exhibit D
RUG 16 '06 16:02
4268319
PAGE. 08
CITY OF MERIDIAN
PUBLIC HEARING
SIGN-UP SHEET
DATE
August 17,2006
ITEM #
6&7
PROJECT NUMBER
AZ 06-037 and PP 06-035
PROJECT NAME
Cope Subdivision
NAME (PLEASE PRINT) FOR AGAINST NEUTRAL
RECEIVED
AUG 1 7 2006
City of Meridian
citY Clerk Office
RADIUS NOTICE REPORT
03-Jul-2006
FILE NAME: cope
Owners
Owner Address
ADA COUNTY HIGHWAY DISTRICT
3775 ADAMS ST
GARDEN CITY, ill 83714-6447
Property Address:
cope
ADA COUNTY HIGHWAY DIS1RICT
3775 ADAMS ST
GARDEN CITY, ill 83714-6447
Property Address:
cope
AULBACH DANIEL P &
AULBACH DIANA L
1674 COUNTRY TERRACE WAY
NIERIDIAN, ill 83642-3003
Property Address:
cope
AUSTIN ADAM M
AUSTIN JESSICA
2320 E GALA ST STE 300
NIERIDIAN, ill 83642-0000
Property Address:
cope
BALA JERI A
2120 N DIXIE A VB
NIERIDIAN, ill 83642-0000
Property Address:
cope
BARBEY BARBARA K LIVING TRUST
5461 NHONDOLN
EAGLE, ID 83616-0000
Property Address:
cope
BITTON BRUCE W
2010 CATALDO DR
BOISE, ID 83705-3503
Property Address:
cope
BUNKER SHANE A &
BUNKER DIANNA R
2140 E CHATEAU DR
NIERIDIAN, ill 83642-5775
Property Address:
cope
CARTER JEFF R
2180 E CHATEAU DR
NIERIDIAN, ill 83642-0000
Property Address:
cope
1
Owners Owner Address
CHAPMAN FRED E JR 2045 E CHATEAU DR
CHAPMAN KATIE L MERIDIAN, ID 83642~0000
Property Address: cope
CHETWOOD PROPERTIES LP 9211 W PEBBLE BROOK LN
BOISE, ID 83703-0000
Property Address: cope
CHETWOOD PROPERTIES LP 9211 W PEBBLE BROOK LN
BOISE, ID 83703-0000
Property Address: cope
CHETWOOD PROPERTIES LP 9211 W PEBBLE BROOK LN
BOISE, ID 83703-0000
Property Address: cope
CHRZ CHRISTY A 2193 E MEADOW WOOD DR
MERIDIAN, ID 83642-0000
Property Address: cope
COLE SAM H 2086 E MEADOW WOOD DR
COLE LORI D MERIDIAN, ID 83642-0000
Property Address: cope
COX POLLY J C 5424 N SAMSON A VB
BOISE, ID 83704~0000
Property Address: cope
CUNNINGHAM AIMEE S 2149 E CHATEAU DR
MERIDIAN, ID 83642~00OO
Property Address: cope
DICK DAVID M 2200 N LAUGHRIDGE AVE
DICK DINA K MERIDIAN, ID 83642~5738
Property Address: cope
DLL GOLDS LLC 2411 SW 02ND A VB
ONTARIO, OR 97914-0000
Property Address: cope
2
Owners
FIRSTBANK NW CORP
Property Address:
GAIGE A JOHN & NETA E TRUST
GAIGE A JOHN TRUSlEE
Property Address:
GAUDETTE MICHAEL VICTOR
Property Address:
HAENERJAYL
POPE RAKAEL L
Property Address:
HANSEN DAVID E
HANSEN BETSY L
Property Address:
HARMON SIDNEY WILLIAM
HARMON DEBORAH ANN
Property Address:
HAroUNGTON~LACKJODY
Property Address:
HEBERT KENNETH W
HEBERT ANN M
Property Address:
HOWARD DEBRA K
Property Address:
HOWELL MARKETING INC
Property Address:
Owner Address
1300 16TH AVE FL 2ND
CLARKSTON, WA 99403-0000
cope
1675 COUNTRY TERRACE WAY
l\1ERIDIAN, ill 83642-3002
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1636 S COUNTRY TERRACE WAY
l\1ERIDIAN, ID 83642-3003
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1615 SWNANCYDR
GRESHAM, OR 97080-0000
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2122 EKATELYNDR
l\1ERIDIAN, ID 83642-0000
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1635 S COUNTRY TERRACE WAY
MERIDIAN, ill 83642-3002
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2210 E MEADOW WOOD DR
l\1ERilllAN, ill 83642-0000
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2136 N SIMERLY AVE
MERIDIAN, ill 83642-0000
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2064 E MEADOW WOOD DR
MERIDIAN, ill 83642~0000
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PO BOX 1277
BOISE, ill 83701-0000
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3
Owners
Owner Address
HUGVESTHADDEVSC
HUGVES HEATHER L
2123 N DIXIE A VB
MERIDIAN, ID 83642-0000
Property Address:
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IRONS TRAVIS R
IRONS TRACI L
2242 E :tvlEADOW WOOD DR
MERIDIAN, ill 83642-0000
Property Address:
cope
JACKSONS FOOD STORES INC
P o BOX 610
MERIDIAN, ID 83680-0000
Property Address:
cope
JACOBSSON DAVID P
JACOBSSON DONNA M
4085 N JONES A VB
BOISE, ill 83704-2782
Property Address:
cope
KELSO DEBORAH
2015 E CHATEAU DR
MERIDIAN, ill 83642-0000
Property Address:
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KESTER ROBERT T
KESTER MICHELE K
2249 E MEADOW WOOD DR
MERIDIAN, ID 83642-0000
Property Address:
cope
KING MATTHEW
KING KAREN
2190 N LAUGHRIDGE A VB
MERIDIAN, ill 83642-0000
Property Address:
cope
KLINE DAVID A
1635 S GIBSON WAY
MERIDIAN, ID 83642-0000
Property Address:
cope
LA PENA LUCILO D
2144 EMEADOW WOOD DR
MERIDIAN, ill 83642-0000
Property Address:
cope
LANDBERG ERIC G &
LANDBERG SALL! M
2171 E CHATEAU DR
MERIDIAN, ill 83642-5776
Property Address:
cope
4
Owners Owner Address
LERBACK LARRY J 2198 E CHATEAU DR
LERBACK MICHELLE M MERIDIAN, ID 83642-0000
Property Address: cope
MAKINSON TREVOR G 2116 EKATELYNDR
MAKINSON JENNIFER L MERIDIAN, ID 83642-0000
Property Address: cope
MARTIN ANNE D 2170 N LAUGHRIDGE AVE
MARTIN DANIEL K MERIDIAN, ID 83642-5745
Property Address: cope
MARTIN ROBERT J 1323 CORA CT
MARTIN SUZANNE M GARDNERVILLE, NV 89401-0000
Property Address: cope
MERIDIAN HOSPITALITY GROUP LLC 1575 S MERIDIAN RD
MERIDIAN, ID 83642-0000
Property Address: cope
MERIDIAN HOSPITALITY GROUP LLC 1575 S MERIDIAN RD
MERIDIAN, ID 83642-0000
Property Address: cope
MILL F AMlL Y TRUST 2154 E CHATEAU DR
MERIDIAN, ID 83642-5775
Property Address: cope
MONROE MAXINE M 9375 L YNWOOD RD
MONROE ALBERT E NAMPA, ID 83686-0000
Property Address: cope
NACCARATO DAVID 2215 E CHATEAU DR
NACCARATO GEORGETTE MERIDIAN, ID 83642-7305
Property Address: cope
NEYMAN STEVEN C & 2139 N SIMERLY AVE
NEYMAN CAROL R MERIDIAN, ID 83642-0000
Property Address: cope
5
Owners Owner Address
OLSON DA VlD M 2145 EKATELYNDR
OLSON TINA A MERIDIAN, ill 83642-0000
Property Address: cope
OVERDEVEST ROBERT R 6048 THORNBURY LN
HUFSCHI\1IDT DORETT A J LAS VEGAS, NV 89134-0000
Property Address: cope
REECE ADRIAN 2292 N DIXIE PL
MERIDIAN, ill 83642-0000
Property Address: cope
ROBERTS KENT A 1200 W CHERRY LN
MERIDIAN, ill 83642.0000
Property Address: cope
ROBISON BARBARA F 2119 E CHATEAU DR
MERIDIAN, ill 83642-5776
Property Address: cope
RUNDELL MARVIN L & 1677 GIBSON WAY
RUNDELL NORMA L MERIDIAN, ill 83642~3031
Property Address: cope
SEMCHISHIM ALEKSANDR 2516 SOMERSET AVE
CASTRO VALLEY, CA 94546-4039
Property Address: cope
SHOEMAKER LARRY D 2230 N LAUGHRIDGE AVE
SHOEMAKER SONDRA L MERIDIAN, ill 83642-0000
Property Address: cope
SHOEMAKER TOM 2246 E CHAlEAU DR
MERIDIAN, ill 83642-7304
Property Address: cope
SIEBENTHAL CHARLES F JR 2122 E MEADOW WOOD DR
MERIDIAN, ill 83642-0000
Property Address: cope
6
Owners
Owner Address
2071 N REBA A VB
MERIDIAN, ID 83642-0000
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1412 W IDAHO ST sm 110
BOISE, ID 83702-0000
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2225 E MEADOW WOOD DR
MERIDIAN, ID 83642-0000
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2197 E CHATEAU DR
MERIDIAN, ID 83642-0000
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1687 CANYONRD S
MELBA, ID 83641-0000
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3084 E LANARK
MERIDIAN, ill 83642-0000
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2133 E CHATEAU DR
MERIDIAN, ID 83642~0000
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2159 E KATEL YN DR
MERIDIAN, ID 83642-0000
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5923 N ROSEPOINT PL
BOISE, ID 83713~0000
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2063 N REBA A VB
MERIDIAN, ID 83642-0000
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SILBAUGH BRIAN T
SILBAUGH AMY E
Property Address:
SOUTHERN SPRINGS DEVELOPMENT INC
Property Address:
STEPHENS TROY A & SHEY A RAE
Property Address:
TWISS DANIEL
OMANOVlC SENAD
Property Address:
VALLE GRANDE LLC
Property Address:
VAN AUKER RONALD W
Property Address:
WATTS KEITH
WATTS RHONnA
Property Address:
WELCH NICHOLAS C
WELCH LONNA D
Property Address:
WHALEN JOHN E JR
Property Address:
WICKER KIM
Property Address:
7
Owners
Owner Address
WOOD DANIEL A
2025 E CHATEAU ST
:MERIDIAN, ID 83642-0000
Property Address:
cope
WOOD DANIEL A
2025 E CHATEAU ST
:MERIDIAN, ID 83642-0000
Property Address:
cope
WOOD KEVIN M
WILLIAMS-WOOD TONIA A
2100 E :MEADOW WOOD DR
:MERIDIAN, ID 83642-0000
Property Address:
cope
WOOD MARGARET M
PO BOX 422
:MERIDIAN, ID 83680-0000
Property Address:
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YOUNG BRIAN A
WILDER SARA R
2140 NDIXIE AVE
:MERIDIAN, ID 83642-0000
Property Address:
cope
8