HomeMy WebLinkAboutMoshers Farm Sub CUP 02-031
November 4, 2002
CUP 02-031
November 7, 2002
MERIDIAN PLANNING & ZONING MEETING
APPLICANT CMD, Inc.
ITEM NO.
12
REQUEST Public Hearing - Request for a Conditional Use Permit for a Planned Unit Development
for 25 single-family detached homes and 1 single-family existing home in an R-8 zone for proposed
Moshers Farm Subdivision - 895 North Ten Mile Road
AGENCY
COMMENTS
CITY CLERK:
CITY ENGINEER:
CITY PLANNING DIRECTOR:
CITY ATTORNEY
CITY POLICE DEPT:
CITY FIRE DEPT:
CITY BUILDING DEPT:
CITY WATER DEPT:
CITY SEWER DEPT:
SANITARY SERVICE:
MERIDIAN SCHOOL DISTRICT:
SETTLERS' IRRIGATION DISTRICT:
ADA COUNTY HIGHWAY DISTRICT:
CENTRAL DISTRICT HEALTH:
NAMPA MERIDIAN IRRIGATION:
IDAHO POWER:
US WEST:
INTERMOUNTAIN GAS:
OTHER:
See attached Staff Comments
See attached Comments
"No Commenf'
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See attached Comments
See attached Comments
Contacted:
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Date:\\At\,1)Y Phone:~17 --/1YLJ
Materlals resented at public meetings shall become property of the City of Meridian.
MAYOR
Robert D. Corne
HUB OF TREASURE VALLEY
A Good Place to Live
CITY COUNCIL MEMBERS
Tammy deWeerd
Keith Bird
Cherie McCandless
William L.M. Nary
CITY OF MERIDIAN
33 EAST IDAHO
MERIDIAN, IDAHO 83642
(208) 888-4433 . FA-X (208) 887-4813
City Clerk Office Fax (208) 888-4218
MEMORANDUM:
To:
Mayor, City Council and Planning & Zoning Commission
David McKinnon, Planner II t:JA ~
Bruce Freckleton, Senior Engineering Tech ~
From:
LEGAL DEPARTMENT
(208) 288.2499 . Fax 288-2501
PUBUC WORKS
BUILDING DEPARTMENT
(208) 898-5500' Fax 887.1297
PLA1';NING AND ZONING
DEPARTMENT
(208) 884-5533, FA-X 888-6854
October 21, 2002
RECEIVED
NOV 0 1 2002
City Of Meridian
City Clerk Office
. Annexation and Zoning of 6.06 Acres from RUT (Ada County) to R-8
(Medium Density Residential District), by CMD, Inc (File No. AZ-02-023).
Re:
Mosher's Farm Subdivision
. Preliminary Plat Approval of Twenty-Six (26) Building Lots and Six (6)
Other Lots on 6.06 Acres in a Proposed R-8 Zone, by Ted Mason (File No.
PP-02-023).
. Conditional Use Permit Approval for a Planned Development Consisting of
Twenty-Five (25) New Building Lots, One (1) Existing Home and Six (6)
Common Lots in a proposed R-8 Zone (File No. CUP-02-031).
We have reviewed the above referenced submittals and offer the following comments, as
conditions of approval. These conditions shall be considered in full, unless expressly
modified or deleted by motion of the Meridian City Council:
APPLICATION SUMMARY
The Applicant, CMD, Inc, has applied for Annexation and Zoning, Preliminary Plat and
Conditional Use Permit Approval of twenty-six (26) building lots, and six (6) other lots on 6.06
acres of land located on the west side of Ten Mile Road, approximately ~ of a mile south of
Cherry Lane. The requested zoning designation for the subdivision is R-8.
The "other" lots within the subdivision include a 57-acre open-spacelpark/pathway/drainage lot
(located at the midpoint of the southern portion of subdivision) and five (5) landscape buffer lots.
The pathway is proposed to extend along a pedestrian/recreation easement to the west, along the
southern part of the residential lots, terminating at a gate that will connect to Chaparral
Elementary School. The proposed single-family lots within the subdivision range from 4,012
square feet up to 7,854 square feet. The gross density for the subdivision is approximately 4.29
dwelling units per acre.
The applicant has asked for the following modification andlor reductions to the MCC as part of
the proposed Planned Development:
AZ-02-OD, PP-02.o23, CUP-02-031
Moahc:r Fmnl SubdivisiDn. AZ.PP.CUP
Planning & Zoning CommissionlMayor & City Council
October 21,2002
Page 2
Setbacks-
City Reauirements
Front: 15'living area
Front: 20' garage
Rear: 15'
Side: 5' /per story
Street side: 20'
Proposed Setbacks
Front: 15' living area
Front 20' garage
Rear: 12' (for existing single family only)
Side: 5' (no additional setback per story)
Street side: 10' (comerlots)
(*Special Note- The new Planned Development Ordinance does not allow reduced setbacks
along the peripbery of a Planned Development [MCCI2-6-2A.6a), therefore the side
setbacks along the peripbery [Lot 10] must be5'/per story.)
Lot Size-
Citv Reouirements
R-8 zone: 6,500 sq.ft.
(detached)
Attached: 4,000 sq.ft.
ProDosed Lot Sizes
4,012-7,854 sq, ft.
(detached and attached)
Lot Frontage-City Requirements
65'minimum (detached)
40'minimum (attached)
30' minimum (cul-de-sac)
Min. House
Size-
Citv Requirements
1,301+ (800 sq.ft.
on ground floor)
Proposed Frontftt!:e
23' minimum (cul-de-sacs)
Proposed Minimum
1,150 sq.ft (less than
800sq.ft on ground floor)
The applicant has proposed installing playground equipment and constructing the pathway
system within the subdivision as the two amenities required by the Planned Development
Ordinance.
The legal description submitted with the application appears to meet the requirements of the City
of Meridian and State Tax Commission and places the parcel contiguous to existing city limits.
The subject property is within the Urban Service Planning Area and essential City services are or
can be made available to the subject property.
LOCATION
The property is located on the west side of Ten Mile Road, approximately Y, of a mile south of
Cherry Lane. The Pine Street and Ten Mile Road intersection is located just to the southeast of
this property.
SURROUNDING PROPERTlES
North: Berkley Square Subdivision, zoned R-8.
South: Rural residential, zoned RUT.
East: Undeveloped land, (office and multi-family housing have been proposed), zoned L-O and
R-15
West: Chaparral Elementary School, zoned R-4.
AZ-02-023, PP-02-oD. CUP.o2..031
MOIbcr Fmm SIIbdiviI.ion A.Z..PP.CUP
Planning & Zoning CommissionlMayor & City Council
October 21, 2002
Page 3
ANNEXATION & ZONING ANALYSIS
According to Ordinance 11-15-11, General Standards Applicable to Zoning Amendments, both
the P&Z Commission and Council are required "to review the particular facts and circumstances
of each proposed zoning amendment in terms of the following standards and shall find adequate
evidence answering the following questions about the proposed zoning amendment."
The following is the list of standards found in 11-15-11 and analysis by staff:
A. Will the new zoning be harmonious with and in accordance with the
Comprehensive Plan and, if not, has there been an application for a
Comprehensive Plan amendment;
Staff finds that the requested zoning designation, R-8, is harmonious with and in
accordance with the effective Comprehensive Plan ('02) and Future Land Use
Map, which designates the land to be "Medium Density Residential".
B. Is the area included in the zoning amendment intended to be rezoned in the
future;
Staff does not anticipate that the applicant intends to rezone the subject property
in the future.
C. Is the area inclnded in the zoning amendment intended to be developed in the
fashion that would be aDowed under the new zoning -for example, a
residential area turning into a commercial area by means of conditional use
permits;
Staff finds that the proposed single family attached and detached residential
subdivision will be allowed within the requested R-8 zone.
D. Has there been a change in the area or adjacent areas which may dictate that
the area should be rezoned. For example. have the streets been widened, new
railroad access been developed or planned or adjacent area being developed
in a fashion similar to the proposed rezone area;
Surrounding properties include residential subdivisions and an eXlstmg
elementary school. Staff finds that the requested zoning designation of R-8 is
harmonious with the existing and planned adjacent developments.
E. Will the proposed uses be designed, constructed, operated and maintained to
be harmonious and appropriate in appearance with the existing or intended
character of the general vicinity and that such use will not change the
essential character of the same area;
AZ-02.(t11, PP-02..()2], ClW-02-031
Mmbc:r FlIIIIIS SobdiviWn Al'J'P.CUP
Planning & Zoning CommissionlMayor & City Council
October 21, 2002
Page 4
Staff finds that the proposed uses (attached and detached single family residential)
will not change the existing or intended character of the area which is
predominantly residential.
F. Will the proposed uses not be hazardous or disturbing to existing or future
neighboring uses;
The Commission and Council should rely on public testimony to determine
whether or not the proposed use will be disturbing or hazardous to the existing or
future neighboring uses.
Staff does not anticipate that the proposed residential uses will be hazardous or
disturbing to future or existing neighbors.
G. Will the area be served adequately by essential public facilities and services
such as highways. streets, police and fire protection, drainage structures,
refuse disposal, water, sewer or that the person responsible for the
establishment of proposed zoning amendment shall be able to provide
adequately any ofsuch services;
Staff finds that the property to be amJexed can be served adequately by all
essential public facilities and services. Applicant shall be required to extend
water and sanitary sewer mains to and through the proposed development, thereby
making them available to the adjacent properties. This development will be
required to install a temporary sanitary sewer lift station to provide service to the
lots until permanent mains can be installed from the future Black Cat Trunk. The
lift station shall remain in the ownership of the developer or homeowner's
association. The developer or home owner's association may enter into a
operation and maintenance agreement with the City of Meridian.
Please review the Fire Department's comments concerning this subdivision.
H. Will not create excessive additional requirements at public cost for public
facilities and services and will not be detrimental to the economic welfare of
the community;
Staff finds that there will not be additional requirements at public cost and that the
annexation and zoning will not be detrimental to the community's economic
welfare.
L Will the proposed uses not involve uses, activities, processes, materials,
equipment and conditions of operation that will be detrimental to any
persons, property or the general welfare by reason of excessive production of
traffic, noise, smoke, fumes, glare or odors;
AZ-02-023, PP-02~ CUP-02-031
Masher Farms SubdivisionAZ.PP.CUP
Planning & Zoning CommissionlMayor & City Council
October 21, 2002
Page 5
Staff finds that the proposed subdivision will not create excessive traffic, noise or
other nuisances that would be detrimental to the general welfare of the
surrounding area.
J. Will the area have vehicular approaches to the property which shall be so
designed as not to create an interference with traffic on surrounding public
streets;
Staff finds that the subdivision's vehicular approach off of Ten Mile Road will
create new interference with the existing traffic on Ten Mile, however staff does
not believe that the subdivision entrance will cause significant interference on the
surrounding public streets (Pine Street).
Please review ACHD comments concerning vehicular approaches and traffic
generation.
K. Will not result in the destruction, loss or damage of a natural or scenic
feature of major importance; and
Staff finds that no natural or scenic features of major importance will be lost or
damaged by approving the aooexation and re-zone. Any existing trees larger than
4" caliper that are removed shall be mitigated for, per the Landscape Ordinance.
L. Is the proposed zoning amendment in the best interest of the City of
Meridian. (Ord. 592, 11-17-1992)?
Staff finds that the aooexation of this property would be in the best interest of the
City.
ANEXATION AND ZONING COMMENTS
1, 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. Applicant shall be responsible for the actual physical connection as
well as payment of applicable fees at the time of service conversion.
PRELIMINARY PLAT FINDINGS AND REOUIREMENTS
Sections 12-3-3 1.2 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:
a. The conformance of the subdivision with the Comprehensive Development Plan;
Staff finds the subdivision to be in conformance with the Comprehensive Plan.
AZ-02-023. PP-07:..o2\ CUP..()2..o31
MOIlbm: FImIJlI; Subdivi5ilm AZ.PP.CUP
Planning & Zoning CommissionlMayor & City Council
October 21,2002
Page 6
b. The availability or pnblic services to accommodate the proposed development;
Staff finds that public services are available to accommodate the proposed development.
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 or 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 fmds that there should not be any other health, safety or environmental problems
associated with this subdivision that may be brought to the Councilor Commission's
attention.
ADDITIONAL CONSIDERA nONS
PedestrianJRecreation Easement: The applicant has proposed placing the pathway leading to the
school from the large common lot in a "pedestrian/recreation" easement rather than placing the
pathway on a common lot. Staff would prefer to see the pathway placed on a common lot
between the Lots 11 and 12, Block 1, rather than in an easement. Placing the pathway in a
common lot will cut down on confusion related to who "owns" the property adjacent to the
pathway and will give the purchasers of the lots backing up to the pathway a true measurement
of the useable square footage of the land being purchased. This recommendation has been
included in the site specific comments below as item number 2.
Open Space: The location of the open-space/park/drainage lot for the proposed subdivision is
located in a manner that is not visible from the right-of-way. The open-space lot is truly only
visible from the rear of the lots that back up to the lot. Staff would prefer to see the lot centrally
located in a manner that is visible to the majority of the subdivision. It creates a safer and more
open feel for the people who live within the subdivision.
Staff recognizes that the topography of the proposed subdivision has dictated the placement of
the drainage lot to be at the low point of the property, however if it is to be considered as
required open space for this subdivision staff suggests that the City Council and Planning &
Zoning Commission carefully consider moving the location of the open-space/drainage lot to a
more central location if there is a motion to approve this project.
~..(J2J. PP-02-023,. CUP.Q2.031
Mosher FWIWI Su!lo:IMIian AZ.PP.cuP
Planning & Zoning CommissionlMayor & City Council
October 21,2002
Page 7
SITE SPECIFIC COMMENTS / PRELIMINARY PLAT
1. This development will be required to install a temporary sanitary sewer lift station to
provide service to the lots until permanent mains can be installed from the future Black
Cat Trunk. The lift station shall remain in the ownership of the developer or
homeowner's association. The developer or home owner's association may enter into a
operation and maintenance agreement with the City of Meridian. Water service to this
site shall be via main line extensions from the existing mains adjacent to the property.
2. The plat shall be revised to include a common "pathway" lot between Lots 11-12. The
pathway shall be designed in accordance with MCC 12-13-15 "Micropath Landscaping-
5-foot wide hard surface path, with a minimum of 5-feet of landscaping on each side".
Ten (10) copies of a revised plat shall be submitted to the City Clerk's Office at least ten
days prior to the next public hearing for this plat.
3. The applicant has indicated that a pressurized irrigation system will be provided within
this development, but has not indicated the ownership. If it is to be owned and maintained
by the Nampa & Meridian Irrigation District, please revise the plat to show how the
system is going to be served (ie connection to an existing system, or independent
pumping facilities) Underground vear-round pressurized irrigation must be provided to
all lots within this development. The City of Meridian requires that pressurized irrigation
systems be supplied by a year-round source of water. Applicant shall be required to
utilize any existing surface or well water for the primary source. If a surface or well
source is not available, a single-point connection to the culinary water system shall be
required. If a single-point connection is utilized, the developer shall be responsible for the
payment of assessments for the common areas prior to signature on the final plat by the
Meridian City Engineer.
4. A detailed fencing plan shall be submitted upon application of the final plat. A solid
fence shall be required around the perimeter of the subdivision unless the City agrees in
writing that such a fence is not required. Fencing adjacent to the pathway shall be in
accordance with the adopted Landscape Ordinance.
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 removed.
6. Add or revise the following preliminary plat notes:
(I.) Cl:HTtJBt Prooosed zoning classification...
(7) . . . park lot. Maintenance of the common/drainage/Dark lots shall be the
resDonsibilitv of the Moshers Farm Home Owners Association.
(9,) Direct lot access to Ten Mile Road shall be prohibited unless specifically
oermitted by ACHD and the City of Meridian.
(10,) Any re-subdivision of this plat shall be in compliance with the most recently
aooroyed subdivision standards of the City of Meridian.
AZ-07..o23. PI4IZ.(I23, CUP.02-031
M05bcr FII1IIlS Subdivillion AZ.PP.CUP
Planning & Zoning Commission/Mayor & City Council
October 21, 2002
Page 8
(11.1 Fencing adiacent to the TJathwqys within the subdivision shall be no greater than
four feet in heif!ht if solid sif!ht-obscuring material is used for fence constrnction.
6. Please submit the final groundwater/soils report (monitoring results) to the Public Works
Department for review. Any drainage areas (detention/retention basins) must be designed
to ensure that water is 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 3: 1.
7. A detailed landscape plan, in compliance with the landscape ordinance shall be submitted
for the subdivision with the final plat application, the landscape plan shall include the
location and design of the playground equipment.
8. The applicant shall be required to tile the Ten Mile Sub Drain adjacent to the
subdivision's south boundary per Meridian City Ordinance 12-4-13, unless the Meridian
City Council waives such requirement. This section of Ten Mile Sub Drain isn't
classified as a jurisdictional water per the Boise Regulatory Office of the Army Corps of
Engineers.
GENERAL COMMENTS
1. Please submit a copy of the Ada County Street Name Committee's approval letter for the
subdivision name, and the lot and block numbering. Make any corrections necessary to
conform.
2. Coordinate fire hydrant placement with the City of Meridian Public Works Department.
3. A letter of credit or cash surety in the amount of 110% will be required for all fencing,
landscaping, pressurized irrigation, sanitary sewer, water, etc., prior to signature on the
final plat.
4. Two-hundred, and one-hundred-watt, high-pressure sodium streetlights will be required
at locations designated by the Public Works Department. All streetlights shall be installed
at subdivider's expense. Typical locations are at street intersections and/or fire hydrants.
5. 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. The ditches to be piped should be shown on the site plans.
Plans will need to be approved by the appropriate irrigation/drainage district, or lateral
users association, with written confirmation of said approval submitted to the Public
Works Department.
AZ-02-023, PP-02..(t23. CUP-02-D31
MOlIbl:rFlmIllI SubdivisiunAZ.PP.CUP
Planning & Zoning CommissionlMayor & City Council
October 21,2002
Page 9
STANDARDS FOR CONDITIONAL USES
The Commission and Council shall review the particular facts and circumstances of each
proposed conditional use in terms of the following and may approve a conditional use permit if
they shall find evidence presented at the hearing(s) is adequate to establish (11-17-3):
A. That the site is large enough to accommodate the proposed use and all yards, open
spaces, parking landscaping and other features as may be required by this
ordinance;
Staff finds that the subject property is large enough to accommodate the requested use
and all other required features.
The submitted elevations for the homes that will be located within this subdivision will
not fit on all of the building lots proposed for this subdivision. Lots 10 and 11 are too
narrow for construction of any of the proposed footprints_ Staff recommends to the
Commission that the applicant provide additional elevations and footprints of homes that
will be able to be constructed on these lots prior to making this finding.
B. That the proposed use and development plan will be harmonious with the Meridian
Comprehensive Plan and in accordance with the requirements of this Ordinance;
The current Comprehensive Plan Land Use Map designates the property as "Medium
Density Residential". Staff finds that the proposed residential uses are harmonious with
and in accordance with the Comprehensive Plan.
The project is being proposed as a conditional use for a planned development in order to
allow reduced lot sizes, reduced street frontages, and reduced setbacks. If the project is
approved as a Planned Development, it will meet the minimum requirements of this code.
C. That the design, construction, operation, and maintenance will be compatible with
other uses in the general neighborhood and with the existing or intended character
of the general vicinity and that such use will not advenely change the essential
character of the same area;
Staff finds that the proposed townhouse use will be harmonious with the intended and
existing character of the area. Berkley Square, directly north of the proposed project is
similar in density and size.
D. That the proposed use, if it complies with aU conditions of the approval imposed,
will not adversely affect other property in the vicinity;
Staff does not anticipate that the proposed project will have an adverse impact on other
properties within the vicinity; however, the Commission and Council should consider any
testimony (written and oral) presented at the public hearings before making this finding.
E. That the proposed use wiJI be served adequately by essential public facilities and
AZ-02..(1ll" PP-02-on. CUP-02..()31
Mosher F8m1S Subdivision AZ1>P.CUP
Planning & Zoning CommissionlMayor & City Council
October 21, 2002
Page 10
services such as highways, street. police, and fire protection, drainage structures,
refuse disposal, water, sewer or that the person responsible for the establishment of
proposed conditional use shall be able to provide adequately any such services;
Staff finds that the proposed development will be adequately served by the essential
public facilities and services listed above.
F. That the proposed use wiII not create excessive additional requirements at public
cost for public facilities and services and will not be detrimental to the economic
welfare of the community; .
Staff finds that the proposed use would not be detrimental to the economic welfare of the
community, nor would it create the need for any new facilities or services to be paid for
by the public.
G. That the proposed use wiJI not involve activities or processes, materials, equipment.
and conditions of operation that wiII be detrimental to any persons, property, or
general welfare by reason of excessive production of traffic, noise, smoke, fumes,
glare or odors;
Staff finds that no excessive traffic, noise, smoke, fumes, glare or odors will result from
the proposed use.
H. That the proposed use wiJI have vehicular approaches to the property which shaD be
so designed as not to create an interference with traffic on surrounding public
streets;
Staff finds that the proposed use will not create significant interference with any traffic
on the surrounding public streets.
Please review the ACHD report for this project for additional information regarding this
finding.
L That the proposed use wiJI not result in the destruction, loss or damage of a natural,
scenic or historic feature considered to be of major importance.
Staff does not find that any natural or scenic feature will be lost, damaged or destroyed
by issuance of this conditional use. Existing trees greater than 4" caliper must be retained
or mitigated for, if removed.
SITE SPECIFIC COMMENTS (Conditional Use Permit)
1. Applicant shall meet all of the requirements of the preliminary plat as a condition of the
Conditional Use Permit.
AZ.-a2~23,PP-02-023.CUP-02-031
Mosher F8nh8 Sllbdivision AZ.PP.CUP
Planning & Zoning CommissionlMayor & City Council
October 21,2002
Page 11
2. All site improvements (landscaping, irrigation, etc.) for the .57-acre park/drainage pond
and pathway area shall be complete prior to the issuance of occupancy permits for any
building within the subdivision.
3. All development shall comply with the Americans with Disabilities Act and the Fair
Housing Act.
RECOMMENDATION
Staff recommends approval of the proposed annexation/rezone, preliminary plat and conditional
use pennit, with the aforementioned findings and conditions.
AZ-02~23. PP-02-023, CUP-02..(t31
Mosher Fanm Stlbdivision AZ.PP.CUP
<, .. ~ Me.IQB
ROBERT D. CORRIE
COUNCn.. MEMBERS
WILLIAML.M NARY
KEITHBnm
TAMMY DE WEERD
CHERIE McCANDLESS
RURAL FIRE COMMISSIONERS
RICHARD GREENE
TERRY LEIGHTON
STEVE ELLIOTT
CHIEF
KEN W. BoWERS
},
<::>tG;:;di~'
IDAHO y:
~
a
DEpUTY CHIEF - FIRE PREVENTION
JOSEPH SILVA
DEpUfY ClDEF - TRAINING
BILL JOHNSON
540 East Franklin Road
Meridian, ill 83642
(208) 888-1234
Fax (208) 895-0390
MERIDIAN FIRE DEPARTMENT
-,---
-_._,-_.--._..._~...<
."",..:.~~~:-:;:'!!:~,,-D:e:~~',';,'~~'~'!!':~~':,,~,,,:,,::s:;~~~_~;,'-::
Date: October 25, 2002
RECEIVED
OCT 2 5 2002
City Of Meridian
City Clerk Office
To: Honorable Mayor, City Council & Meridian Planning & Zoning Commission
From: Joseph Silva, Deputy Fire Chief, Fire Prevention
Subject: Mashers Farm Subdivision PUD
The fullowing will be the requirements and/or concerns to provide minimum levels of fire
protection for the proposed project:
1. One and two family dwellings will require a fire-tlow of 1,000 gallons per
minute available for duration of 2 hours to service the entire project. Fire
hydrants shall be placed an average of 400' apart. 1997 UFC Appendix ill-A
2, Acceptance of the water supply for fire protection will be by the Meridian
Water Department.
3. Final Approval of the fire hydrant locations shall be by the Meridian Fire.
Department.
4. All roads shall have a turning radius of28' inside and 48' outside.
5. All access roads within the project shall have a clear driving surface with a
minimum width of 20' available at all times. UFC 902.2.2.1
6. Operational fife hydrants and temporary or permanent street signs are
required before combustible construction begins. UFC 901.4.2 & 901.3
7. It is recommended that no parking be allowed in front of Block 1 Lots # 9,
10, 11, 12, 13, 14,22, 24, 25.
",.'- , .'!""
The following are the requirements to provide minimum fire protection:
1. Provide a fire-flow as required by the 1997 Uniform Fire Code Appendix ill-A
Please show all proximity hydrants within 500' of the project on the resubmitted
plat.
2. All entrances and internal roads shall comers with a minimum of a 28' inside radius
and 48' outside radius.
3. The proposed buildings & uses shall comply with the 1997 Uniform Fire Code.
4. Acceptance of water supply for fire protection is contingent upon acceptance of the
water system by the City of Meridian for water quality.
5. Final approval of fire hydrant locations shall by the Fire Department
6. The roadways shall be built to Ada County Highway Standards and shall have a
clear driving surface, which is 20' wide. Any building more than 30' in height shall
have a 26' wide access road to provide for aerial truck operations. UFC 902.2.1
7. All building uses and occupancies will have to meet the separation requirements
of the Uniform Building Code.
--.
.,a,
Ada County Highway District
DaVId E. Wynkoop, President
Dave Bivens, 1 st Vice President
Judy Peavey-Derr, 2nd Vice President
Susan S. Eastlake, Commissioner
Sherry R. Huber, Commissioner
318 East 37th Street
Garden City ID 83714-8499
Phone (208) 387-8100
FAX (208) 387-8391
E-mail: tellus@ACHD.ada.id.us
October 8, 2002
RECEIVED
OCT 1 1 2002
To:
Betty Mosher (Mike Trueba)
895 N. Ten Mile Road
Meridian, Idaho 83642
City of Meridian
City Clerk Office
Subject:
MPP02-021/MCUP02-031/MAZ02-23
Mosher's Farm Subdivision
895 North Ten Mile Road
On October 8, 2002, the Ada County Highway District acted on your application for the above
referenced project. The attached staff level report lists site-specific requirements, conditions of
approval and street improvements, which are required.
If you have any questions, please feel free to contact staff at 208-387-6171.
Sincerely
~~~~
Development Analyst
Right-of-way & Development Services
Planning Division
CC: Planning & Development Chron/project file
City of Meridian
Construction Services
Drainage
Utilities
CMD Inc. Doug Campbell 1661 Shoreline Drive, Suite 205 Boise, Idaho 83702
Leavitt & Associates Engineers Inc. 1324 1st Street South Nampa, Idaho 83651
.\
,"""-'''",
~ Ada County Highway.District
Right-{}/-Way & Development Department
Planning Review Division
This application does not require Commission action and is approved at the staff level as of October 8, 2002.
Tech Review for this item was held with the applicant on October 4, 2002. Please refer to Attachment for
appeal guidelines. Staff contact: Joyce Newton, 208-687-6171, jnewton@achd.ada.id.us
File Number(s):
MPP02-21/MCUP02-031/MAZ02-023/Mosher's Farm Subdivision
Site address:
895 North Ten Mile Road
Owner:
Betty MosherlMike Trueba
895 N. Ten Mile Road
Meridian, Idaho 83642
Applicant:
CMD Inc.
Doug Campbell
1661 Shoreline Drive, Suite 205
Boise, Idaho 83702
Representative:
Leavitt & Associates Engineers Inc.
1324 10t Street South
Nampa, Idaho 83651
Application Information
The Ada County Highway District (ACHD) staff has received the above referenced application requesting
annexation and rezone of 6.06-acres, conditional use and preliminary plat approval to plat a 32-lot residential
subdivision. The site is located on the northwest comer of Ten Mile Road and Pine Avenue.
Acreage:
Current Zoning:
Proposed Zoning:
Proposed buildable lots:
Proposed common lots:
Existing lot:
6.06
RUT (Rural Urban Transitional)
R-8 (Medium Density Residential
25-new residential
6-common including 1/2-acre park
1-single family residential
Vicinity Map
Moshers Farm Subdivision
895 North Ten Mile Road
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A. Findings of Fact
1. Trip Generation:
This development is estimated to generate 250 additional vehicle trips per day (10 existing) based on
the Institute of Transportation Engineers Trip Generation Manual.
2. Impact Fees:
The impact fee rate from the fee tables for this use is as follows:
The impact fee for a residence below 1,50C-square feet is $1,055.00 per unit.
The impact fee for a residence above 1 ,50C-square feet is $1,294.00 per unit.
These rates are based on the impact fee ordinance in effect at this time.
3. Traffic Impact Study:
This proposed development is estimated to generate less than 1 ,OOO-trips per day therefore a traffic
impact study was not required with this application.
4. Site Information:
There is an existing single-family residence on a portion of the site the remainder is agricultural in
nature.
6.
5. Description of Adjacent Surrounding Area:
a. North: Proposed Berkeley Square Subdivision
b. South: Agricultural
c. East: Single-Family ResidentiaVAgriculturallThunder Creek Subdivision
d. West: Chapparal Elementary School
Impacted Roadway(s)
Ten Mile Road:
Frontage:
Functional Street Classification:
Traffic count:
Level of Service:
Speed limit:
Nearest intersection:
Approximately 545.feet
Minor Arterial
North of Pine Avenue was 8,028 on 1/18/01
Better than 'Cn
20-mph (school zone)
Approximately 178.feet north of Pine Avenue
Pine Avenue:
Frontage:
Functional Street Classification:
Traffic count:
Level of Service:
o
Collector
East of Ten Mile Road was 2,276 on 1/18/01
Better than 'cn
7. Roadway Improvements Adjacent To and Near the Site
North Ten Mile Road is improved with 24-feet of pavement (2-travel Lanes) with no curb, gutter or
sidewalk abutting the site. However the proposed Berkeley Square Subdivision to the north of this
site (as a site-specific requirement) shall be constructing a 5-foot detached sidewalk abutting their site
on Ten Mile Road. There is a 5-foot detached sidewalk abutting the Thunder Creek Subdivision to the
east of this site.
2
8. Existing Right-of-Way
Ten Mile Road has 58-feet of existing right-of-way (33-feet from centerline on the west side) abutting
the site.
9. Existing Access to the Site
There are two access points into this site. Driveway # 1 is located approximately 295-feet south of the
north property line. Driveway # 2 is located approximately 103-feet north of the south property line.
There is approximately 65-feet of separation between the two driveways. (The applicant is proposing
to close both of the existing driveways.)
10. Site History
District staff has not reviewed this site in the past. However staff has reviewed Berkeley Square
Subdivision to the north and Thunder Creek Subdivision to the east.
11. Five Year Work Program
Ten Mile Road from Pine Avenue to Cherry Lane is programmed into the District's Five-Year Work
Program (FY 03-07). The project includes a half-mile design for 5-lanes with curb, gutter and sidewalk
with the installation of a traffic signal at the intersection of Ten Mile Road and Pine Avenue. The time
frame of the project is: 2004-05 for professional services, 2006 for acquistion of right-of-way and
2007 for construction and utilities.
B. Findings for Consideration
1. Right-of-Way
District policy requires 96-feet of right-of-way on arterial roadways (Figure 72-F1 B). This right-of-way
allows for the construction of a 5-lane roadway with curb, gutter, 5-foot concrete detached sidewalks
and bike lanes.
The applicant is proposing to dedicate 48-feet from centerline on Ten Mile Road.
2. Roadway Offsets
District policy 7204.11.6, requires local roadways to align or offset a minimum of 300-feet from an
arterial roadway (measured centerline to centerline).
The applicant is proposing to construct the main entrance (West Ashley Avenue) located
approximately 100-feet south of the north property line. This offset is approximately 311-feet from the
centerline of West Wave Drive to the centerline of West Ashley Avenue. This location meets District
policy for offset requirements and should be approved as proposed.
Berkeley Square's main entrance on Ten Mile Road is 150-feet south of the north property line
(approved with a modification to policy, per Commission action January 9, 2002).
District policy 7204.11.6, requires local roadways to align or offset a minimum of 125-feet from
another local roadway (measured centerline to centerline).
The applicant is proposing to locate North Sriltney Court approximately 180-feet west of Ten Mile
Road (measured from centerline to centerline). This location meets District policy for offset
requirements and should be approved as proposed.
3
3. Street Sections
District policy 7204.4.2 states, "developments with any buildable lot that is less that 1.5-acres in size
will typically provide streets having a minimum pavement width of 32-feet with curb, gutter and
sidewalks. The total street width shall be 35-feet from back-of-curb to back-of-curb. Variations of this
width may be allowed, depending on traffic volumes forecast to be generated by the development.
Concrete sidewalks shall be a minimum of 5-feet in width unless they are separated from the curb 5-
feet or more in which case the sidewalk shall be a minimum of 4-feet in width.
The applicant is proposing to construct West Ashley Avenue and North Brittney Court as a 36-foot
street section (measured back of curb to back of curb) with curb, gutter and 5-foot sidewalk within SO-
feet of right-of-way.
4. Islands
District policy District policy 7202.7 and 7207.5 and the roadway around the traffic island should
maintain a minimum of a 21-foot street section. The design should be reviewed and approved by
ACHD's Planning and Development staff. District policy 7202.7 and 7207.5 requires any proposed
landscape islands/medians within the public right-of-way dedicated by this plat should be owned and
maintained by a homeowners association. Notes of this should be required on the final plat.
West Ashley Avenue should be designed with 21-foot street section on either side of the center
median/island. The median should be constructed a minimum of 4-feet wide (maximum 12-feet wide)
to total a minimum of toD-square foot area. The applicant should be required to dedicate 54-feet of
right-of-way plus the additional width of the median.
5. Turnarounds
District policy 7205.2.1 requires turnarounds to be constructed to provide a minimum turning radius of
45-feet. The applicant should also be required to provide a minimum of a 29-foot street section on
either side of any proposed center islands within the turnarounds. The medians should be
constructed a minimum of 4-feet wide to total a minimum of a 100-square foot area.
The applicant is proposing to construct tumarounds at the terminus of West Ashley Avenue and North
Brittney Court. The tumaround should be constructed to provide a minimum tuming radius of 45-feet
and provide a minimum of a 29-foot street section on either side of any proposed center islands
within the tumarounds. The medians should be constructed a minimum of 4-feet wide to total a
minimum of a 100-square foot area.
5. Stub Streets
District policy 7203.5.1 and 7205.5 requires stub streets to provide intra-neighborhood circulation and
to provide access to adjoining parcels. District policy also requires temporary turnarounds with a
temporary easement provided to the District at the end of stub streets that serve more than one lot, or
are greater than 150-feet in length with a sign at the terminus of the roadway stating that, ''THIS
ROAD WILL BE EXTENDED IN THE FUTURE".
The applicant is not proposing to construct a stub street to any of the adjoining parcels. The
Commission action below dated January 16, 2002 should apply to this proposed application.
At the Commission meeting on January 16,2002, Berkeley Square Subdivision was removed from
the consent agenda to the regular agenda to discuss the issue of stub streets. Commissioners
expressed concern that the parcel and the parcel to the north and south would each require a public
street connection to Ten Mile Road. Based on existing development, and the proposed public street
4
location with this application, the roadway locations would not meet District policy. One intent of the
stub streets is to limit the number of access points on arterial roadways.
Reasons included for not requiring the stub street to the south as outlined in the staff report for
Berkeley Square:
· There is a veIY large drainage canal (approximately 8 M! t 9-feet in depth) that is not
likely to be crossed in the future for access to Pine A venue,
· The parcel to the south is not seN/ceable (sewer and water cannot service the western
portion of the parcel to the south) making the development of this portion of the
property non-residential (it has been discussed that this parcel become mini-storage)
· If the property did become mini-storage, the applicant has expressed concerns that
single-family residential is not compatible with a higher commercial use such as a mini-
storage facility.
Discussion focused around the need for a stub street to the south, though staff did not recommend it.
The Commission voted to approve the preliminalY plat as submitted, with one stub street to the north
property line.
At the time of the above Commission action the City of Meridian's Comprehensive Plan had not been
adopted. Since that time the location of the parcel south of the canal has been classified as Public,
Quasi Public, and Open Space. Areas are designated to preserve and protect existing private,
municipal, state and federal lands for area residents and visitors. This category includes churches
and public lands (excluding parks and schools). (City of Meridian's Comprehensive Plan, July 2002,
chapter VII page 99.)
7. Sidewalk
District policy requires 5-foot wide (minimum) concrete sidewalk on all collector roadways and arterial
roadways (7204.6.5).
The applicant is proposing to construct curb, gutter and sidewalk abutting the parcel on Ten Mile
Road. However this location is in the District's current Five- Year Work Program (FY 03-07) therefore
the applicant should be required to Road Trust the amount for the sidewalk improvements located on
Ten Mile Road.
District policy 7203.6 requires the applicant of a proposed development to make improvements to
existing damaged sidewalk; curb and gutter construction or replacement; replacement of unused
driveways with standard curb, gutter and sidewalk; installation of pedestrian ramps; pavement
repairs; signs; traffic control devises; and other similar items in order to correct deficiencies or replace
deteriorated facilities.
8. Public Rights-of-way Trust Fund
District policy 7203.8, if the District determines that it is necessary or desirable to defer making some
or all of the improvements, the Developer shall contribute the estimated value of the improvements to
the Public Rights-of-way Trust Fund.
5
C. Special considerations to the City of Meridian and the applicant:
1. The site plan does not show a pedestrian pathway to the elementary school that is located to the
northwest of this site. Wendell Bingham, Meridian School District representative would like to see
some type of pedestrian walkway to the elementary school.
2. The site plan does not show a pedestrian pathway to Berkeley Square Subdivision to the north or the
parcel that is located to the south of this site. District staff would like to see some type of pedestrian
walkway to Berkeley Square Subdivision or the parcel to the south.
D. Site Specific Conditions of Approval
1. Dedicate 48-feet of right-of-way from the centerline of Ten Mile Road abutting the parcel by means of
a warranty deed. The right-of-way purchase and sale agreement and deed must be completed and
signed by the applicant prior to scheduling the final plat for signature by the ACHD Commission or
prior to issuance of a building permit (or other required permits), whichever occurs first. Allow up to
30 business days to process the right-of-way dedication after receipt of all requested material. The
owner will be paid the fair market value of the right-of-way dedicated which is an addition to existing
ACHD right-of-way if the owner submits a letter of application to the impact fee administrator prior to
breaking ground, in accordance with ACHD Ordinance #195.
2. Provide a $9,900.00 deposit to the Public Rights-of-Way Trust Fund at the District for the required
street improvements of approximately 495-feet of 5-foot wide concrete sidewalk abutting the parcel,
prior to District approval of the final plat or issuance of a building permit (or other required permits),
whichever occurs first.
3, Construct the main entrance to the subdivision, West Ashley Avenue, on Ten Mile Road
approximately 100-feet south of the north property line, as proposed. This roadway location meets
District policy and is approved with this application.
4. Construct West Ashley Avenue with 21-foot street sections on either side of a center median. The
median shall be constructed a minimum of 4-feet wide (maximum 12-feet wide) to total a minimum of
a 100-square foot area. The applicant will be required to dedicate 54-feet of right-of-way plus the
additional width of the median.
5, Construct North Brittney Court approximately 180-feet west of Ten Mile Road (measured from
centerline to centerline). This location meets District policy for offset requirements and shall be
approved as proposed. Construct all public roads within the subdivision as 36-foot street sections
with curb, gutter, and 5-foot wide concrete sidewalks within 50-feet of right-of-way.
6. Construct an ACHD approved turnaround at the end of West Ashley Avenue and North Brittney
Court. The turnarounds shall be constructed to provide a minimum turning radius of 45-feet and
provide a minimum of a 29-foot street section on either side of any proposed center islands within the
turnarounds. The medians shall be constructed a minimum of 4-feet wide to total a minimum of a 100-
square foot area. Submit a design of the turnaround for review and approval by District staff.
7. Other than the access point specifically approved with this application, direct lot or parcel access to
Ten Mile Road is prohibited. Lot access restrictions, as required with this application, shall be stated
on the final plat.
6
8. Any proposed landscape islands/medians within the public right-of-way dedicated by this plat should
be owned and maintained by a homeowners association. Notes of this should be required on the
final plat.
9. Comply with all Standard Conditions of Approval.
E. Standard Conditions of Approval
1. Any existing irrigation facilities shall be relocated outside of the right-of-way.
2. All utility relocation costs associated with improving street frontages abutting the site shall be borne
by the developer.
3. 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.
4. Utility street cuts in pavement less than five years old are not allowed unless approved in writing by
the District. Contact Construction Services at 387-6280 (with file numbers) for details.
5. 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
of Idaho shall prepare and certify all improvement plans.
6. 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.
7. Construction, use and property development shall be in conformance with all applicable requirements
of the Ada County Highway District prior to District approval for occupancy.
8. Payment of applicable road impact fees are required prior to building construction in accordance with
Ordinance #195, also known as Ada County Highway District Road Impact Fee Ordinance.
9. 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 DIGLlNE (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.
10. No change in the terms and conditions of this approval shall be valid unless they are in writing and
signed by the applicant or the applicant's authorized representative and an authorized representative
of the Ada County Highway District. The burden shall be upon the applicant to obtain written
confirmation of any change from the Ada County Highway District.
11. Any change by the applicant in the planned use of the property which is the subject of this
application, shall require the applicant to comply with all rules, regulations, ordinances, plans, or other
regulatory and legal restrictions in force at the time the applicant or its successors in interest advises
the Highway District of its intent to change the planned use of the subject property unless a
7
waiverlvariance of said requirements or other legal relief is granted pursuant to the law in effect at the
time the change in use is sought.
F. Conclusions of Law
1 , The proposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval are
satisfied.
2. ACHD requirements are intended to assure that the proposed use/development will not place an
undue burden on the existing vehicular and pedestrian transportation system within the vicinity
impacted by the proposed development.
Attachments
1. Vicinity Map
2. Site Plan
3. Appeal Guidelines
8
Request for Reconsideration
Request for Appeal of Staff Decision
1. Appeal of Staff Decision: The Commission shall hear and decide appeals by an applicant of the
final decision made by the ROWDS Manager when it is alleged that the ROWDS Manager did not
properly apply this section 7101.6, did not consider all of the relevant facts presented, made an error
of fact or law, abused discretion or acted arbitrarily and capriciously in the interpretation or
enforcement of the ACHD Policy Manual.
a. Filing Fee: The Commission may, from time to time, set reasonable fees to be charged
the applicant for the processing of appeals, to cover administrative costs,
b. Initiation: An appeal is initiated by the filing of a written notice of appeal with the Secretary
of Highway Systems, which must be filed within ten (10) working days from the date of the
decision that is the subject of the appeal. The notice of appeal shall refer to the decision
being appealed, identify the appellant by name, address and telephone number and state
the grounds for the appeal. The grounds shall include a written summary of the provisions
of the policy relevant to the appeal and/or the facts and law relied upon and shall include a
written argument in support of the appeal. The Commission shall not consider a notice of
appeal that does not comply with the provisions of this subsection.
c. Time to Reply: The ROWDS Manager shall have ten (10) working days from the date of
the filing of the notice of appeal to reply to the notice of the appeal, and may during such
time meet with the appellant to discuss the matter, and may also consider and/or modify
the decision that is being appealed. A copy of the reply, and any modifications to the
decision being appealed will be provided to the appellant prior to the Commission hearing
on the appeal.
d. Notice of Hearing: Unless otherwise agreed to by the appellant, the hearing of the appeal
will be noticed and scheduled on the Commission agenda at a regular meeting to be held
within thirty (30) days following the delivery to the appellant of the ROWDS Manager's
reply to the notice of appeal. A copy of the decision being appealed, the notice of appeal
and the reply shall be delivered to the Commission at least one (1) week prior to the
hearing.
e. Action by Commission: Following the hearing, the Commission shall either affirm or
reverse, in whole or part, or otherwise modify, amend or supplement the decision being
appealed, as such action is adequately supported by the law and evidence presented at
the hearing.
Appeal Guidelines
9
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CENTRAL DISTRICT HEALTH ~IiAW-MIi~Tr., t
Environmental Health DivisjQ,~\...i~l V ~BuD:~ise
SEP 2 7 2002 0 Eagle
City Of Meridian 0 Garden City
Oity Cl:erli Office ~eridian
DKuna
DACZ
o Star
~ CENTRAL
. '\!rB~81!~
c..u.p (J 2. -031
p/, 0 2. -021
.
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o 1. We have No Objections to this Proposal.
o 2. We recommend Denial of this Proposal.
o 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 concerning soil conditions on this Proposal before we can comment.
o .5. Before we can comment conceming individual sewage disposal, we will require more data conceming 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.
After wri~9 approval from appropriate entities are submitted, we can approve this proposal for:
~al sewage Q)\ommunity sewage system 0 community water well
o interim sewage ~tral 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 Jnvironmental Quality:
~ralsewage 0 communitysewagesyslem 0 community water
o sewage dry lines )8-eentral water
Run-off is not to create a mosquito breeding problem.
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 7.
~
~
~.
011.
This project shall be reviewed by the Idaho Department of Water Resources concerning well construction and
water availability.
o 13. We will require plans be submitted for a plan review for any:
o food estabiishment 0 swimming pools or spas
o beverage establishment 0 grocery store
flJ4.
o child care center
~ . -g-- K&n:r . (? ~#6'21 .sr.,...~6ft-
~.. C"O'-<....e- "/"~.J' Reviewed By:
Date: -Z.J.MLJ~
-<:..#~~
CDHD 9100 IIu:
Review Sheet
~(j' CENTRAL
- WHEALTH
DEPARTMENT
MAIN OFFICE' 707 N. ARMSTRONG PL' BOISE. ID 83704-0825' (208) 375-52i i . FAX 327-8500
To prel'ent alld treat disease alld disability; to promote healthy lifestyles; alld to protect alld promote a,e "ealth alld quality of our envirollment.
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 Stormwater 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, Boise, and Ada Counties
Ada I Boise County Office
707 N, Armsrong PI.
Boise. ID 8370.:!
Enviro. Health: 327-7499
Family Planning: 327-7L100
Immunizations: 327-7450
Senior Nutrition: 327-7460
WiC: 327-7.'188
FAX: 327-8500
Ado~WIC Satellite Of lice
1606 Robert St.
Boise. ID 83705
Ph. 334-3355
FAX: 33Ll-3355
Elmore County Office
520 E. 8th Street N
Mountain !-jom8. 10 836Li7
Enviro. Health: 587-9225
Family Health: 587-ll407
WIC: 587-Ll409
FAX: 587-3521
Valley County Office
703 N. 1st Street
P,O. Box 1448
McCalL 10. 83638
Ph. 634-7194
FAX: 63ll~2174
6750~4'4D^D Ai, .:!<'~'~'r'r'''c"rc'
$615 a la carte See ,P:~.-:1' l~r ,:al O\_,V:_-r _ -
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total 1311 sq.ft.
PUBLIC HEARING
SIGN-UP SHEET
DATE
November 7, 2002
PROJECT NAME
CUP 02-031
Mashers Farm SUbdiViSiO'l~~
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RECEIVED
NOY - 7 2002
CITY OF MERIDIAN
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