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HomeMy WebLinkAboutMoshers Farm Sub AZ 02-023 November 4. 2002 AZ 02-023 November 7. 2002 MERIDIAN PLANNING & ZONING MEETING APPLICANT CMD. Inc. ITEM NO. 10 REQUEST Public Hearing - Request for annexation and zoning of 6.06 acres from RUT to R-8 zones 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: Contacted: LDl)~, ~ Date:~ Phone: .Gf.~ 1/" N'lO Materials presented at pubUc meetings shall become property of the City of Mertdian. See attached Staff Comments See attached Comments <f/-fCtJmhZM1 cI Ilffr1JiJv.1-1-o c.lc tf./O "No Comment" "No Comments at this time" See attached Comments "We have No Objections to this Proposal" See attached Comments MAYOR Robert D. Corrie HUB OF TREASURE VALLEY A Good Place to Live CITY COUNCIL MEMBERS TarnmydeWeerd Keith Bird Cherie McCandless William L.M. Nary CITY OF MERIDIAN 33 EAST IDAHO MERIDIAN, IDAHO 83642 (208) 8884433, FAX (208) 88748[3 City Clerk Office Fax (208) 8884218 MEMORANDUM: To: Mayor, City Council and Planning & Zoning Commission David McKinnon, Planner II bIA ~ Bruce Freckleton, Senior Engineering Tech ~ From: Re: Mosher's Farm Subdivision LEGAL DEPARTMENT (208) 288-2499 . Fax288-2501 PUBUC WORKS BUILDING DEPARTMENT (208) 898-5500 . Fax 887.1297 PLANNING AND ZONING DEPARTMENT (208) 884-5533, FAX 888';;854 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). . 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 Y, 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-spacelparklpathway/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 and/or reductions to the MCC as part of the proposed Planned Development: AZ-02-o23, PP-D2-D23,. CUP..o2.o31 Mosher FEImlS SlJbdivision. 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' (comer lots) ("Special Note- The new Planned Development Ordinance does not allow rednced setbacks along the periphery of a Planned Development (MCCI2-6-2A.6aJ, therefore the side setbacks along the peripbery (Lot 10J must be 5' /per story.) Lot Size- City Requirements R-8 zone: 6,500 sq.ft. (detached) Attached: 4,000 sq.ft. Proposed Lot Sizes 4,012-7,854 sq. ft. (detached and attached) Proposed Frontage 23' minimum (cul-de-sacs) Lot Frontage-City Requirements 65'minimum (detached) 40'minimum (attached) 30' minimum (cul-de-sac) Min. House Size... City Requirements 1,301+ (800 sq.ft. on ground floor) 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 aDd essential City services are or can be made available to the subject property. LOCA nON The property is located on the west side of Ten Mile Road, approximately Y, of a mile south of Cherry Lane. The Pine Street aDd Ten Mile Road intersection is located just to the southeast of this property. SURROUNDING PROPERTIES 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-m-02l, CIJP-02.031 MO&lu::rFIlIIIlSSubdivisionAZ.PF.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 tbe new zoning be harmonious with and in accordance with tbe Comprehensive Plan and, if not, has there been an application for a Comprebensive 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 included in the zoning amendment intended to be developed in the fashion that would be allowed under the new zoning -for example, a residential area turning into a commercial area by means of conditional use permits; Staff finds that 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 strcets bcen 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 exIsting 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..o2..o23, pp...m.on,. CUP..02..(l31 MosherFarmsSuhdivisionAZ.PP.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 neigbboring 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 bigbways. streets. police and (Ire protection, drainage structures, refuse disposal, water, sewer or tbat tbe person responsible for the establishment of proposed zoning amendment shall be able to provide adequately any of such services; Staff finds that the property to be annexed 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 tbe 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. I. Will the proposed uses not involve uses, activities, processes, materials, equipment and conditions of operation that will be detrimental to any persons, property or tbe general welfare by reason of excessive production of traffic, noise. smoke. fumes, glare or odors; AZ-02-023, PP-02-o23, CUP-02.(l31 MO&h1l[ FlU:lllS SubdWisionAZ.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 bave vehicular approaches to the property which sball 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 annexation 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 hest interest of the City of Meridian. (Ord. 592, 11-17-1992)? Staff fmds that the annexation 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 REQUIREMENTS Sections 12-3-3 J.2 and 12-3-5 D read as follows: "In determining the acceptance of a proposed subdivision, the Commission/Council shall consider the objectives of this title and at least the following: a. The conformance of the suhdivision with the Comprehensive Development Plan; Staff finds the subdivision to be in conformance with the Comprehensive Plan. AZ-02-023, PP-O'l-OD" CUp..(IUl31 Mosl1t:r Famus SubdirisionAZ.PP.CUP Planning & Zoning CommissionlMayor & City Council October 21, 2002 Page 6 b. Tbe availability of public seJViees 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 of supporting services for the proposed development; Staff finds that the development will not require major expenditures for providing supporting services. e. The other health, safety or environmental problems that may be brought to the Commission's attention. Staff finds that there should not be any other health, safety or environmental problems associated with this subdivision that may be brought to the Councilor Commission's attention. ADDITIONAL CONSIDERATIONS PedestrianlRecreation 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. Oocn StJace: The location of the open-space/parkldrainage lot for the proposed subdivision is located in a manner that is not visible from tbe 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. AZ-02-G23, PIL02-023,. ClJP.02-031 Mos)u:I' FillIlls SubdMsion AZ.PP.CUP Planning & Zoning CommissionlMayor & City Council October 21, 2002 Page 7 SITE SPECIFIC COMMENTS I 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 ofa 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. Ifit 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 year-round pressurized irrigation must be provided to all lots within this development. The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water. 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: (1.) ClifRlllt Prooosed zoning classification.. . (7) .. . park lot. Maintenance of the common/drainage/Dark lots shall be the re!;IJonsibility of the Moshers Farm Home Owners Association. (9.) Direct lot access to Ten Mile Road shall be prohibited unless ~cifically permitted by ACHD and the City of Meridian. (10.) Any re-subdivision of this plat shall be in compliance with the most recently avproved subdivision standards of the City of Meridian. AZ-02-023, PP-O:2-023. CUN)2-D31 Mos.ht:rFIlIJDS &.tdivisimlAZ.PP.CUP Planning & Zoning CommissionlMayor & City Council October 21, 2002 Page 8 (J J.) Fencinf: adiacent to the pathways within the subdivision shall be no greater than four feet in heiflht if solid si~ht-obscurinfl material is used for fence construction. 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 Slibdivider'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-lI2-02J, PIl--02-023, CUP-02'-lI31 Mosher Fl.UIIlS Subdiril>ionAZ.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 tbe 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 subj ect 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 oftbe general vicinity and that sucb use will not adversely 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 tbe proposed use, if it complies witb all 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 will be served adequately by essential public facilities and AZ-(t2-023, PJL02-lJ23., CUP-02-D31 Mosher Farms Subdivision AZ.PP.CUP Planning & Zoning CommissionlMayor & City Council October 21,2002 Page 10 services such as bighways, street, police, and fire protection, drainage structures, refuse disposal, water, sewer or that the penon responsible for the establishment of proposed conditional use sball be able to provide adeqnately 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 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 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 will not involve activities or processes, materials, equipment, and conditions of operation that will be detrimental to any persons, property, or general welfare by reason of excessive production of traffic, noise, smoke, fumes, 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 will 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. I. That the proposed use will not result in the destruction, loss or damage of a natural, scenic or historic feature considered to be of major importance. 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-Q2-4)2l,. PP-D2-o23, CUP.02-o31 Mower F8IIl1s SubdivisionAZ.PP.CUP Planning & Zoning CommissionlMayor & City Council October 21,2002 Page II 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 Pair Housing Act. RECOMMENDATION Staff recommends approval of the proposed annexation/rezone, preliminary plat and conditional use permit, with the aforementioned findings and conditions. AZ-02-023, P~2-on. CUNl2.o3l Mosher FllIIDli Subdi'l1sion AZ.PP.CUP .....~.,.. ......' Ada County Highway District David E. Wynkoop, President Dave Bivens, 1st Vice President Judy Peavey-Derr, 2nd Vice President Susan S. Eastlake, Commissioner Sherry R. Huber, Commissioner 318 East 37th Street Garden City ID 83714-6499 Phone (208) 387-6100 F~(208)387-6391 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 Chronlproject 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 ./...~..." . AC!m Ada County Highway ,District Right-ofWay & 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 Mosher/Mike 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. 1324101 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 Mashers Farm Subdivision 895 North Ten Mile Road i , i ~ N W+E , 1 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 1,500-square feet is $1,055.00 per unit. The impact fee for a residence above 1,500-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. 5. Description of Adjacent Surrounding Area: a. North: Proposed Berkeley Square Subdivision b. South: Agricultural c. East: Single-Family Residential/AgriculturalfThunder Creek Subdivision d. West: Chapparal Elementary School 6. 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 "C" 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 "C" 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 Srittney 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 36-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 50- 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 medianns/and. The median should be constructed a minimum of 4-feet wide (maximum 12-feet wide) to total a minimum of 100-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. 6. 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 concem 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 vel}' large drainage canal (approximately 8 ~ t 9-feet in depth) that is not likely to be crossed in the future for access to Pine Avenue, · The parcel to the south is not serviceable (sewer and water cannot seNice the westem 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 concems 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 preliminal}' 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 pennit (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 pennit (or other required pennits), 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 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. 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 '. :.: g .i ~~--- r .../ . ! /- . ! 0 , ~ \8 I r-- J,! , . ~ 8 / ----c-~ o I , ) / / I t ; ! , ; ; ~ , ~ ... l III ~ a , , l i ~ : ... ; 01 ; c ! 0 " l :l I "'i i i .._._~ rr / -. /. CD / !~' · '" /. rl :+ /1._. . :(IJ I :: z/ ~ / . / m" -' --: j NT Rn unARd.._.." . ~; ~ -. ~ ... ~ I g i ." I .... .~~ t . \ " . . . i \ \ \\ \\ J f I ~ 1 , ~ ~i ..... I O~~i ~... c. I dle~ I - .f' e.i,.. ~ I ,!..O'!O~ I :!G~ I. ....:> I t:::: "'... I '.-- S I I I I ~~ . ~~~ s ~........ .v= n~ , . . I 6"~ I I ~:l?~ I ..~ I ~~ p; p"" p,," i\~i\\\\ .' . ,\,,\o\\i ~ .t'i." '" . \'\ '~'l~ fti. r-.' ;'ii~;l' ~ h~r.H~~I' ~l . ....\~ l.~ t\ ~ ~ .~~ \\\ Hih~r \ 'i~ \ 1\\ \' \,i t" . t. ;'. " . \\ \i~~ \ '~\~lb~\ ~. e '\' ,.- il t, r~ '~l \.' '\ 1.;\ p;q~\'ii~ i !'i.i~ \,t\,.n l ~~i , - ~- ~ \ ~ \ \ \ ~ ,\ \'i.~\ \ '\. ~ . 0 \. \~ ~! \ 1 ~ o (J) :t ,.m "':0 \\(J) ~ sa '"1'\ i~>~ ~s:o\ .:fj ~i lit (J)l ~~C ~~tD -e~o '1';..._ asa< - (J) - o z ~ g~J\ ..~, ~"'''' >~~ ~t! -&:::;o- ) ~.. e~~1 . ~~~ ,- o~ RECEIVED SEP 3 0 2002 City of Meridian. City Clerk OffiCt ~&~1~z)~ 1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-4395 FAX # 208-463-0092 September 25, 2002 phones: Area Code 208 OFFICE: Nampa 466-7861 SHOP: Nampa 466-0663 Will Berg, City Clerk City of Meridian 33 East Idaho Meridian, ID 83642 R~: . Azo~.;oi3 A-nneiatio~al1lfionilig for proposed MoSherS Fw:>ubdivision - Dear Mr. Berg: The Nampa & Meridain Irrigation District has no comment on the annexation and zoning for the above. mentioned proposed project. However, a Land Use Change I Site application is required before the District can comment on the preliminary piat. The developer will need to contacl Ms. Donna Moore, Ass!. Secretary.Treasurer at 466.7861. The District's Tenmile Stub Drain cour8es along the south boundary of this proposed project. The easement for the Tenmile Stub Drain must be protected. Any encroaclunents without the District's approval are unacceptable. Sincerely, ~/~-I9<A_ Bill Henson, Asst. Water Superintendent NAMP A & MERIDIAN IRRIGA nON DISTRICT BH: dJn Cc: File - Shop File - Office Board of Directors Secretary. Treasurer Water Superintendent APPROXIMATE IRRIGABLE ACRES RIVER FLOW RIGHTS. 23,000 BOISE PROJECT RIGHTS. 40,000 RECEIVED SEP 3 0 2002 City of Meridian City Clerk Office ~ & ~ '7~ 'Di4tIUa 1503 FlRST5TREETSOUTH NAMPA, IDAHO 83651.4395 FAX # 208.463.0092 26 September 2002 Phones: Areo Code 208 OFFICE: Nompo 466.7861 SHOP: Nompa 466-0663 J. Reese Leavitt Leavitt & Associates Engineers, Inc. 1324 Fi rst Street South Nampa,ID 83651 --RE: ----baRd .\JseCAange-Applica.tion. =J\4Qsher~s.Farm l~lli~Qn Dear Mr. Leavitt: 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, jJ~!/;.l1nu- Donna N. Moore, Asst. SecretarylTreasurer NAMPA & MERIDIAN IRRIGATION DISTRICT DNM/smc cc: File Water Superintendent Will Berg, City Clerk, Meridian City CMD Inc., 1661 Shoreline Drive, Boise, ID 83702-6743 Betty Mosher/Mike Trueba, 895 N. Ten Mile Road, Meridian, ID 83642-5405 enc. APPROXIMATE IRRIGABlE ACRES RIVER FLOW RIGKTS - 23,000 BOISE PROJEO RIGHTS - 40,000 " .\oIAlUK Roher! D. Corrie ".'14:1'''~'' Ii;f..." ~.'~ clfe;;dl;~~"'; '\ ~ IDAHO /} -: L/ ..,.."".."v4 (208) .2S8.:!..l()Q. Fax 288-25lH CITY COt:NCIL MEMBERS Tammy dcWecrd William L. M. Nary Cherie l\.kCandless l\cuh Bird PARKS & RECREATION c~.m l!.8S.3S7C). F:.1:\ gQS-S50\ PUBLIC WORKS (~OO) S93-55~ ~F;}x 'd~7-12{)1 BUILDING DEPARTMENT (208) 887-1211 . Fax 887.1 ~lJi PLANNING AND ZONING (208) 88-1-5533 . Fox 888-6NS" NCIES FOR COMMENTS ON DEVELOPMENT PROJECTS WITH To insure that your comments and recommendations will be considered by the Meridian Planning and Zoning Commission, please submit your comments and recommendations to Meridian City Clerk's Office . . Attn: Will Berg, City Clerk, by: October 31,2002 Transmittal Date: September 18,2002 Hearing Date: November 7, 2002 File No.: AZ 02-023 Request: Request for annexation and zoning of 6.06 acres from RUT to R-8 zones for the proposed Moshers Farm Subdivision By: CMD, Inc. Location of Property or Project: 895 North Ten Mile Road v David Zaremba, PIZ (No VAR, VAC, FP) Jerry Centers, P/Z (No VAR, VAC, FP) Leslie Mathes, PIZ (No VAR, VAC, FP) Keven Shreeve, P/Z (No VAR, VAC, FP) Keith Borup, P/Z (No VAR, VAC, FP) Robert Conie, Mayor Bill Nary, CIC Tammy deWeerd, C/C Keith Bird, CIC Cherie McCandless, CIC Water Department Sewer Department Sanitary Service (No VAR, VAC, FP) Building Department Your Concise Remarks: Fire Department tJ-rtrt S U' J<,p/r -1,,( ,'~ Police Department City Attorney City Engineer City Planner Parks Department Meridian School District (No FP) Meridian Post Office (FP/PP only) Ada County Highway District Community Planning Assoc. Central District Health Nampa Meridian Irrig. District Settlers lnigation District Idaho Power CO. (fP/PP only) U.S. West (FP/PP only) Intermountain Gas (FP/PP only) Bureau of Reclamation (FPIPP only) Idaho Transportation Department (No FP) Ada County (AZ only) ~./. ~2 N" h1U"~~ ,.I,. /. /1- . T' ~ AZ.27 Fp.24 pPfPFP.%1 VNWN;- 20 CUP-20 RECEIVED SEP 2 3 2002 . City of Meridian City Clerk Office 33 EAST IDAHO. MERIDIAN, IDAHO 83642 (208) 888-4433' Fax (208) 887-4813 . City Clerk Office Fax (208) 888-4218 . Human Resources Fax (208) 288-1193 1\. ~~ ...-0- jr . , . '-- 'D Aiken, ". 6750-44D . ,. .9477526 '0< Oie", OtOO'".p,.CI, $615 a fa carte See l\1seri \X \.-all vOO Br.2 1,ox103 Mbr. 140 )(133 Din. 10'lC100 . '7 Co '" Gar. 19" x200 COVERED PORCH I I@dbi 34'.8" RECE~D Nav - 7 2002 CITY OF MERiDIAN l! C7-OL P~z. ~ornm)'1l.-+j J+en18 101 11/12.., total 1311 sq.ft. PUBLIC HEARING SIGN-UP SHEET DATE November 7, 2002 PROJECT NUMBER AZ 02-023 PROJECT NAME Moshers Farm Subdivision NAME FOR AGAINST 1W '':''U rwy - ( lUUl lJUI VJ11Yi.L,...u.> ..~ . . ~ ~ ~ ~ ~ ' ~ Q ... IS ~~~ ~'i~ I, I'; . l 1i ._ 3 sJ1I~- " .~_. ~-- _ .-- ,5..9" -- _,~ aooo..... tGl-.,.m .' \ \ ' , \. ~.. ~i.t 1 ' " ~\\., " ..\\ \: ~. t~ 'i,o '"~ ..9 .~:i _ii f; z 0 - (I) II ~ - > _'&\ ,01100\ Q\ l @!\ m~. .- 6':)~\ \\ ,\ ~ @~\ ~(I)~~, !lii !P"" ~~~~ t '\ \ ~\ \it. ~~, <C. ~~ \L '&~ (1)\\ a:.,c w 'J:. (I) 0 ~ ",,,, ~ i \ \\ \' \\ . " , \" u '\ " ... v ~ \<:' v \Jri L. ~~~ r c..i ~o i ~,," 8' ;3:;';: fiiI '!~.. o~i% ~6o. "". .~~ it ~ -~- .. ~ .. ~ ~-.. \::'- \ \ I \. l", \ -.' , \ , L- \ '" 0.. \' - " ~,- -: t' \: k: \ " :<: .~ -~- .. 0.. ~i \ '"