HomeMy WebLinkAboutWindsong Subdivision PP 03-037December 15, 2003
MERIDIAN PLANNING & ZONING MEETING December 18, 2003
APPLICANT Landmark Engineering &~ Planning, Inc. ITEM NO.
PP 03-037
18
REGtUEST Pub11c Hearing -Request for Preliminary Plat approval of 66 single-family building lots
and 2 common lots on 15.04 acres in a proposed R-B zone for Windsong Subdivision -west of North
Linder Road and north of West Ustick Road
AGENCY
..~~
CITY CLERK:
CITY ENGINEER:
CITY PLANNING DIRECTOR:
CITY ATTORNEY
CITY POLICE DEPT:
CITY FIRE DEPT:
CITY BUILDING DEPT:
CITY WATER DEPT:
CITY SEWER DEPT:
CITY PARKS DEPT:
MERIDIAN SCHOOL DISTRICT:
SANITARY SERVICES:
ADA COUNTY HIGHWAY DISTRICT;
CENTRAL DISTRICT HEALTH:
NAMPA MERIDIAN IRRIGATION:
SEiiLERS' IRRIGATION:
IDAHO POWER:
INTERMOUNTAIN GAS:
OTHER: ~-?~-
Contacted: ( I rt 11-I~ ~„r, 9
Emailed:
COMMENTS
See attached Staff Comments
See attached Comments
~e~'~
~ G`Ci
Ok with Meridian Water Department
No Comment
No Comment
See attached Comments
No Comment
See attached Comments
See attached Comments
See attached Comments
See attached Comments
Date:
Staff initials:
Phone: "/. vl / -,
fAalerlab presented of public mee8nsu shall become properly of the City of Meridian.
MAYOR
Robert D. Co
CITY COUNCIL ME BERS
Tammy de Weer
William L. M. N
Cherie McCandles
Keith Bird
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CITY OF L ~-~ -~~„
Ci~eri~i~n
„ IDAHO
LEGAL DEPARTMENT
(208) 466-9272 • FAX 4GG-4405
PARKS & RECREATION
(208) 888-3579 • Fax 898-5501
PUBLIC WORKS
(208) 898-5500 • Fax 887-1297
BUILDING DEPARTMENT
(208) 687-2211 •Faz 887-1297
PLANNING & ZONING
(208) 864-5533 •Faz 888-6854
TRANSMITTALS TO AGENCIES FOR COMMENTS ON DEVELOPMENT PROJECTS
WITH THE CITY OF MERIDIAN
To insure that your comments and recommendations will be considered by the Meridian Planning
and Zoning Commission, please submit your comments and recommendations to Meridian City Clerk's Office
Attn: Will Berg, City Clerk, by: December 11, 2003
October 28, 2003 Hearing Date: December 18, 2003
Transmittal Date:
File No.: PP 03-037
Request: Preliminary Plata royal of
on 15.04 acres in a ropose
Location of Property or Project: West
66 single-family building lots and 2 common lots
d R-8 zone for proposed Windsong Subdivision
Inning, Inc.
klnrth Linder Road and north of West Ustick Road
David Zaremba, P/Z Mo vaR, vac, FP)
Jeny Centers, P2 (No VAR, VAC, FP)
Leslie Mathes, P2 (No vAR, vac, FP)
Michael Rohm, P/Z (No vaR, VAC, FP)
Keith Borup, P2 (No vAR, vac, FP)
Robert Come, Mayor
Bill Nary, CfC
Tammy deWeerd, C/C
h Bird, C/C
hene McCandless, C/C
Water Department
Sewer Department
Semitafy S6NICe (No VAR, VAC, FP)
Building Department
Fire Department
Police Department
Vn,rr (~f1
City Attorney
City Engineer
City Planner
Parks Department
Meridian School District (No FP)
Meridian Post Office (FPiPP Doty)
Ada County Highway District
Ada County Development Services
CenVal District Health
Nampa Meridian brig. District
Settlers Irrigation District
Idaho Power Co. (FP/PP onry)
U.S. West (FP/PP only)
Intermountain Gas (FP/PP ~~ty)
Bureau of ReGamation (FPrPP onry)
Idaho Transportation Department (nlo FP)
Ada County (Annexatlon onry)
Ada County Land Records (FP/PP onry)
Meridian Development Corporation
QCT
2003
Cit;~ Of Meridian
City Clerk Office
MERIDIAN, IDAHO 83642 • (208) 888-4433
33 EAST IDAHO AVENUE • 884-8728 Finance & Utility Billing Fax (208) 887-4813
City Clerk Office Fax (208) 888-4218 Human Resources Fax (208)
t ~`~'
"~~~'' Ada County Highway District
anerry n. rtuoer, rresident
Susan S. Eastlake, 1st Vice President 318 East 37th Street
Garden City ID 83714-6499
Dave Bivens, 2nd Vice President Phone (208) 387-6100
David E. Wynkoop, Commissioner FAx (208) 387-6391
John S. Franden, Commissioner E-mail: tellus@ACHD.ada.id.us
December 4, 2003
To: Landmark Engineering & Planning, Inc.
104 9th Avenue South Suite C
Nampa, Idaho 83651
Subject: Windsong Subdivision/MPP03-037/MAZ03-031
West of Linder Road and north of Ustick Road
66-lot residential subdivision
On December 3, 2003, the Ada County Highway District acted on you
referenced project. The attached report lists site-specific requirements,
street improvements, which are required.
RECEDED
DEC - 9 2003
City of Meridian
City Clerk Office
r application for the above
conditions of approval -and
If you have any questions, please feel free to contact me at 208-387-6177.
Andrea N. Tuning
Principal Development Analyst r/
Right-of-way & Development Service
Planning Division
CC: Planning & Development project file
City of Meridian
Construction Services
Drainage
Utilities
Stubblefield Construction
PO Box 327
Meridian, Idaho 83680
Ada County Highway District
[tight-of-Way cYc Development Department
Planning Review Division
This application requires Commission action due to the fact that this item is located in the North Meridian
Area. This item is scheduled to be on the consent agenda on December 3; 2003 at 12:00 noon. Tech
Review for this rtem was held with the applicant on Friday November 14, 2003. Please refer to the
attachment for request for reconsideration guidelines. Staff contact: Andrea N. Tuning, 208-387-6393-fax,
208-387-6177-phone, atuninga(~.achd.ada.id.us
File Numbers: Windsong Subdivision / MPP03-0371 MAZ03-031
Site address: West of Linder Road/North of Ustick Road
Applicant/Representative: Landmark Engineering and Planning
Clint Boyle
104 9`" Avenue South, Suite C
Nampa, Idaho 83651
Owner: Stubblefield Construction Company, Inc
PO Box 327
Meridian, Idaho 83680
Application Information:
The applicant has submitted an application to the City of Meridian requesting annexation, zoning and
preliminary plat approval to construct a 66-lot single-family residential subdivision. The site is currently
zoned RUT and is proposed to be rezoned to R-8. The proposed subdivision is proposed to contain 66-
builable lots and 2-common lots. The 15.04-acre site is located on the west side of Linder Road and north of
Ustick Road.
Acreage: 15.04-acres
Current Zoning: RUT
Proposed Zoning: R-8
Buildable Lots: 66-lots
Common Lots: 2-lots
Vicinity Map
A. Findings of Fact
Trip Generation: This development is estimated to generate 660 additional vehicle trips per day (10
existing) based on the Institute of Transportation Engineers Trip Generation Manual.
2. Impact Fees: There will be an impact fee that is assessed and due prior to issuance of a building
permit. The assessed impact fee will be based on the impact fee ordinance that is in effect at that
time.
3. Traffic Impact Study: A traffic impact study was not required with this application, but staff his
included the executive summary of the North Meridian Traffic Study.
The proposed 12-square mile study area between US 20/26 and Ustick Road and between
McDermott Road and Eagle Road has been examined by the Ada County Highway District (ACRD)
for anticipated development build out. The following are the principal findings and recommendations
of the study:
• The study area is anticipated to develop an additional 17,599 dwelling units, 2,744,000 sq. ft of
office buildings, 1,929,000 sq.ft. of retail buildings, 12 elementary schools, 2 senior high schools, 2
junior high schools, 38,260 sq. ft of church buildings, and approximately 60 acres of park, at full
build out.
• The build out scenario of the study area is projected to generate an average daily traffic (ADT) of
276,764 vehicles per day (vpd), of which the peak hour traffic (PHT) will be 28,206 vehicles per
hour (vph). Out of these trips approximately 10% of the trips remain internal within each section,
and 6% of the trips are pass-by trips.
• The distribution of the traffic from all of the study area sections indicate that approximately 30%
traffic directed towards south, 27% of the traffic directed towards east, 21% of the traffic directed
towards west and north. The remaining 22% of the traffic is distributed within the study area.
• At build out, traffic on the arterials is expected to significantly increase.
• All of the arterial intersections in the study area are currently operating at acceptable level of
service of "C" or better.
• The majority of study intersections are projected to meet the peak hour traffic signal warrants at full
build out of the area.
• Several mid-mile intersections may warrant traffic signals due to the heavy left turn traffic volume.
• At full build out, the following improvements may be anticipated within the study area:
0 5-lane road sectiori with right turn lanes at some arterial and access intersections:
Chinden Boulevard, McMillan east of Black Cat, Ustick east of Black Cat, Linder, Ten
Mile, Meridian south of McMillan, and Locust Grove at Ustick.
0 3-lane road section with right turn lanes at some arterial and access intersections:
McMillan west of Black Cat, Ustick west of Black Cat, McDermott, Black Cat, Meridian
north of McMillan, and Locust Grove.
Due to the large number of inquiries and submitted development applications in this area, staff and
the development community realized that the potential for development in this area is significant and
the traffic impact studies that each individual developer was submitting did not include the major
surrounding developments that are "in the works".
Based on development patterns in this area, and the concern surrounding the abutting roadways,
ACRD hired Washington Group to conduct a traffic impact study of the northwestern Meridian area
from Ustick Road to Chinden Boulevard, and from McDermott Road to Eagle Road. The study was
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necessary to determine what types of roadway improvements, especially at intersections, would be
needed to accommodate the traffic in this area at full build out.
One option for funding improving these roadways is the implementation of an extra-ordinary impact
fee overlay district. This applicant will be subject to extraordinary fees, should an overlay district be
implemented in this area.
4. Site Information: The site is currently vacant.
5. Description of Adjacent Surrounding Area:
a. North: Watersong Estates Subdivision (single-family residential subdivision)
b. South: Properly that is currently being acquired by ACHD for a storm drainage pond
c. East: 9.95-acre with asingle-family residence and 5.8-acre site with asingle-family
residence
d. West: Bridgetower Subdivision
6. Impacted Roadways
Linder Road:
Frontage: None
Functional Street Classification: Minor Arterial
Traffic count: South. of McMillan was 5,853 on 4/16/02
Level of Service: Currently better than "C"
Speed limit: 50-mph
Nearest intersection: McMillan Road and Linder Road is a 4-way stop
Ustick Road and Linder Road is a 4-way stop
Ustick Road
Frontage: None
Functional Street Classification: Minor Arterial
Traffic count: West of Linder Road was 6,277 on 4/10/02
Level of Service: Currently better than "C"
Speed limit: 50-mph
Nearest intersection: Ustick Road and Linder Road is a 4-way stop
An acceptable level of service fora 2-lane minor arterial is a level of service E or better. To obtain a
level of service E or better a roadway should have less than 15,499 vehicle trips per day.
7. Roadway Improvements Adjacent To and Near the Site
Linder Road is improved with 25-feet of pavement with no curb, gutter or sidewalk abutting the site.
Ustick Road is improved with 24-feet of pavement with no curb, gutter or sidewalk abutting the site.
8. Existing Right-of-Way
Linder Road has 50-feet of existing right-of-way (25-feet from centerline).
Ustick Road has 50 to 75-feet of existing right-of-way (25-feet from centerline).
9. Existing Access to the Site
The site does not currently access to the public roadway system. The site does abut two stub streets
that have been approved through the preliminary platting process.
10. Site History
There are no projects within this area that are scheduled in the District's Five Year Work Program.
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11. Capital Improvements Plan/Five Year Work Program
The segment of Ustick Road between Linder Road and Ten Mile Road is not included in the District's
Five Year Work Program or the Capital Improvements Plan.
The segment of Linder Road between Ustick Road and McMillan Road is not included in the District's
Five Year Work Program or the Capital Improvements Plan.
Linder Road from Franklin Road to Ustick Road is scheduled in the District's Five Year Work Program
and the Capital Improvements Plan (2009 to 2010) to be reconstructed to provide 5-traffic lanes with
curb, gutter, sidewalk and bike lanes.
12. Other Development in Area
ACHD has reviewed a number of development applications in the North Meridian Planning Area.
The following list is a compilation of developments that the District has approved recently within this
identified area:
• On October 17, 2001 the Commission approved a rezone and preliminary plat application for an
8-lot industrial subdivision on 34.6-acres (Utility Subdivision). Note: Later denied by City of
Meridian.
• On November 7, 2001 the Commission approved a rezone and annexation application for 370-
acres. The Commission also approved a preliminary plat for 336-lots on 175-acres and
conditional use approval for a total of 692 single-family residences, 59 senior housing units, 17
office lots, 10 wmmercial lots, and an elementary school (Bridgetower Subdivision).
• On February 6, 2002, the Commission approved a preliminary plat application fora 272-lot
residential subdivision on 78-acres (Baldwin Park).
• On April 17, 2002, the Commission approved a preliminary plat application fora 285-lot
subdivision on 75-acres (Heritage Commons Subdivision).
• On May 22, 2002, the Commission approved a preliminary plat application for an 876-lot mixed-
use subdivision. The subdivision consisted of 862 single-family dwellings, 171 multi-family
dwellings, 11 office buildings, 1 commercial building, 1 fire station, 1 city park and 1 private park
(Lochsa Falls Subdivision).
• On July 17, 2002, the Commission approved a request for approval for an annexation and rezone
fora 135,000 square foot Middle School within the Meridian School District.
• On August 21, 2002, the Commission approved a preliminary plat application fora 144-lot
residential subdivision on 43-acres (Sundance Place Subdivision).
• On August 28, 2002, the Commission approved a preliminary plat application fora 12-lot
residential subdivision on 5-acres (Drawbridge Subdivision).
• On October 23, 2002, the Commission approved an 89-lot residential subdivision on 15.4-acres
(Cobblefield Crossing Subdivision).
• November 6, 2002, the Commission approved a 327-lot residential subdivision and 1 school site
on 120-acres (Havasu Creek Subdivision).
• On November 6, 2002, the Commission approved a 3-lot commercial subdivision that is
anticipated to include a new Meridian School District Educational Campus that will include one
elementary school, two senior high charter schools, two senior high professional technical high
schools and one District administration building on 39-acres (Education Campus Subdivision).
• On November 20, 2002, the Commission approved, Bumey Glen Subdivision, a 117-lot single-
family residential subdivision on 36-acres
• On November 26, 2002, the Commission approved Cedar Springs North Subdivision, a 229-lot
mixed-use subdivision consisting of 184-single-family residential lots, 12-office Pots, 32-common
lots and 1-lot that is anticipated to redevelop into attached single-family residential lots (town
houses).
• On January 8, 2003, the Commission approved Watersong Estates Subdivision, a 125-lot single-
family residential subdivision located on 39.92.
• On January 15, 2003, the Commission approved Silverleaf Subdivision, a 73-lot mixed-use
subdivision. The subdivision is proposed to contain 72-single-family residential lots and 1-
elementary school lots located on 38.65-acres.
• On January 29, 2003, the Commission approved Parkstone Subdivision, a 334-mixed-use
subdivision proposed to contain 275-single-family residential lots, 52-townhouse lots, 4-office lots,
2-commercial lots and 1-mini storage lot.
• On February 19, 2003, the Commission approved Setter Cove Subdivision, a 16-lot single-family
residential subdivision located on 10-acres.
• On March 19, 2003, the Commission approved Paramount Subdivision, an 847-lot mixed-use
subdivision proposed to contain 764 single-family residential lots, 5-commercial and office lots,
73-townhouse lots, 1multi-family lot (270 apartments), a community center, 1-elementary school
lot, 1-high school lot and 2-church lots on 392-acres.
• On April 23, 2003, the Commission approved Birthstone Creek Subdivision, a 98-lot residential
subdivision consisting of 89 single-family lots, an elementary school site and 8 common lots on
34.5-acres.
• On May 28, 2003, the Commission approved Blooming Meadows Subdivision, a 62-lot residential
subdivision consisting of 32-single-family lots, 30 multi-family lots and 8 common lots on 11.3-
acres.
• On July 2, 2003, the Commission approved Kelly Creek Subdivision, a 230-lot mixed us
subdivision consisting of 216 single-family lots and 14-commercial/office lots.
• On November 7, 2003, the District approved Cobblefield Crossing Subdivision #2, a 39-lot single-
family residential subdivision on 7.98-acres.
• On November 12, 2003, the Commission approved Saguaro Canyon Subdivision, a 461-lot
single-family residential subdivision on 140.25-acres.
If staff examines each one of these developments individually, the roadway system appears
adequate, but when staff adds each approved development, the traffic capacities of the surrounding
roadways reach their 2020 planning thresholds.
One option for funding improving these roadways is the implementation of an extra-ordinary impact
fee overlay district. This application may also be subject to any extraordinary fees that the District
may impose.
B. Findings for Consideration
Roadway Offsets
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 construct North Sirocco Avenue to be located approximately 110-feet
(measured centerline to centerline) west of Timberlakes Way. This roadway location does not meet
5
District policy. The applicant should construct Sirocco Avenue to offset Timberlakes Way a minimum
of 125-feet (measured centerline to centerline).
The remaining internal roadways meet minimum offset requirements and should be approved with
this application.
2. Access to Public Roadways
Windsong Subdivision is proposing to access the public roadway system through Watersong
Subdivision and Bridgetower Subdivision. Watersong Subdivision and Bridgetower Subdivision have
not completed the final platting process, therefore Windsong Subdivision does not have access to the
public roadway system at this time. Due to the fact that Watersong Subdivision and Bridgetower
Subdivision have not dedicated right-of-way through the recordation of a final plat, Windsong
Subdivision's preliminary plat should be approved contingent upon the right-of-way within Watersong
Subdivision and/or Bridgetower Subdivision being dedicated to the public and the roadways being
constructed or a financial surety in place for the construction of the roadways prior to the signature of
the final plat for Windsong Subdivision.
3. Stub Streets
District policy 7205.5 states that stub streets will be required to provide intro-neighborhood circulation
or to provide access to adjoining properties. Stub streets will conform with the requirements
described in Section 7204.5, 7204.6 and 7204.7, except a temporary cul-de-sac will not be required if
the stub street has a length no greater than 150-feet. A sign shall be installed at the terminus of the
stub street stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". In addition, a stub
street must meet the following conditions:
1. A stub street shall be designed to slope towards the street intersection and drain surface
water toward that intersection, unless a satisfactory storm drain system is installed.
2. The District may require appropriate covenants guaranteeing that the stub street will remain
free of obstructions.
The applicant is proposing to extend two stub streets and construct two stub streets within the
subdivision.
The applicant is proposing to extend Timberlakes Way from the north property line approximately
215-feet east of the west properly line. This stub street was approved as a part of Watersong Estates
Subdivision. District staff is supportive of the extension of Timberlakes Way due to the fact that stub
streets are an essential component in any community. Stub streets provide secondary access for
emergency services, eliminate multiple access points to major roadways (collector and arterial
roadways), reduce vehicle miles traveled, connects neighborhoods and can increase the sense of
community in the area.
The applicant is proposing to extend Crossland Drive from the west property line approximately 465-
feet north of the south properly line. This stub street was approved as a part of Bridgetower Crossing
Subdivision. District staff is supportive of the extension of Crossland Drive due to the fact that stub
streets are an essential component in any community. Stub streets provide secondary access for
emergency services, eliminate multiple access points to major roadways (collector and arterial
roadways), reduce vehicle miles traveled, connects neighborhoods and can increase the sense of
community in the area.
The applicant is proposing to construct a stub street to the east property line approximately 115-feet
south of the north property line. This stub street would serve the 5.8-acre parcel that lies directly to
the east of this subject property. Staff is supportive of the location of this stub street. The applicant
should not be required to construct a temporary turnaround at the terminus of the stub street due to
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'the fact that the stub street is less than 150-feet in depth. The applicant should install a sign at the
terminus of the roadway stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE".
The applicant is proposing to construct a stub street to the east property line approximately 385-feet
north of the south property line. This stub street would serve the 9.95 -acre parcel that lies directly to
the east of this subject property. Staff is supportive of the location of this stub street. The applicant
should not be required to construct a temporary turnaround at the terminus of the stub street due to
the fact that the stub street is less than 150-feet in depth. The applicant should install 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 the 1.35-acre site to the south due to the
fact that that the property is separated by the Cresson Lateral and the property is currently being
acquired by ACRD for a regional storm drainage pond (ACRD is negotiating access from Ustick
Road). Staff is supportive of the applicant's proposal to not stub to this property.
4. 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 the internal roadways as 36-foot street sections with curb,
gutter and 5-foot concrete sidewalks within 50-feet of right-of-way. This street section meets District
policy and should be approved with this application.
C. Site Specific Conditions of Approval
1. Construct Sirocco Avenue to offset Timberlakes Way a minimum of 125-feet (measured centerline to
centerline).
2. Extend Timberlakes Way from the north property line approximately 215-feet east of the west
property line, as proposed.
3. Extend Crossland Drive from the west property line approximately 465-feet north of the south
property line, as proposed.
4. Construct a stub street to the east property line approximately 115-feet south of the north property
line, as proposed. Install a sign at the terminus of the roadway stating that, "THIS ROAD WILL BE
EXTENDED IN THE FUTURE".
5. Construct a stub street to the east property line approximately 385-feet north of the south property
line, as proposed. Install a sign at the terminus of the roadway stating that, "THIS ROAD WILL BE
EXTENDED IN THE FUTURE".
6. Construct the internal roadways as 36-foot street sections with curb, gutter and 5-foot concrete
sidewalks within 50-feet of right-of-way, as proposed.
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7. Comply with all Standard Conditions of Approval.
D. Standard Conditions of Approval
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 the District's Utility Coordinator at 387-6258 (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.
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 #198, 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 DIGLINE (1-800-342-1585) at least iwo 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
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.
E. Conclusions of Law
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. Request for Reconsideration Guidelines
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Request for Reconsideration of Commission Action
Request for Reconsideration of Commission Action: A Commissioner, a member of ACRD staff
or any other person objecting to any final action taken by the Commission may request
reconsideration of that action, provided the request is not for a reconsideration of an action previously
requested to be reconsidered, an action whose provisions have been partly and materially carried
out, or an action that has created a contractual relationship with third parties.
a. Only a Commission member who voted with the prevailing side can move for reconsideration,
but the motion may be seconded by any Commissioner and is voted on by all Commissioners
present.
If a motion to reconsider is made and seconded it is subject to a motion to postpone to a
certain time.
b. The request must be in writing and delivered to the Secretary of the Highway District no later
than 3:00 p.m. on the day prior to the Commission's next scheduled regular meeting following
the meeting at which the action to be reconsidered was taken. Upon receipt of the request,
the Secretary shall cause the same to be placed on the agenda for that next scheduled
regular Commission meeting.
c. The request for reconsideration must be supported by written documentation setting forth new
facts and information not presented at the earlier meeting, or a changed situation that has
developed since the taking of the earlier vote, or information establishing an error of fact or
law in the earlier action. The request may also be supported by oral testimony at the meeting.
d. If a motion to reconsider passes, the effect is the original matter is in the exact position it
occupied the moment before it was voted on originally. It will normally be returned to ACHD
staff for further review. The Commission may set the date of the meeting at which the matter
is to be returned. The Commission shall only take action on the original matter at a meeting
where the agenda notice so provides.
e. At the meeting where the original matter is again on the agenda for Commission action,
interested persons and ACHD staff may present such written and oral testimony as the
President of the Commission determines to be appropriate, and the Commission may take
any action the majority of the Commission deems advisable.
f. If a motion to reconsider passes, the applicant may be charged a reasonable fee, to cover
administrative costs, as established by the Commission.
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HUB OF TREASURE VALLEY
MAYOR A Good Place to Live LEGAL, DEPARTMENT
Robert D. Cowie
CI CITY OF MERIDIAN (208)288-2499 •Fax 288-2501
TY COUNCIL MEMBERS PUBLIC WORKS
Tammy deWeerd 33 EAST IDAHO BUILDING DEPARTMENT
xeim Hire MERIDIAN, IDAHO 83642 (208) 898-5500 •Fax 887.129'1
Cherie McCandless (208) 888-4433 • FAX (208) 887-4813
City Clerk Office Fax (208) 888-0215 PLANNING AND ZONING
William L.M. Nary DEPARTMENT
(208) 8845533 ~ FAX 888G854
STAFF REPORT: P & Z Hearing Date: December 18, 2003
Transmittal Date: December 11, 2003
To: Mayor, City Council and Planning & Zo
ning Commission~~ /' ~~ Z'( 7~J
From: ///
Craig Hood, Associate City Planner L'~f ~c~ j ~ iCu3
Bruce Freckleton, Senior Engineering Tech
L`;ity Of Meridian
Re: Windsong Subdivision (~it3~ Clerk Office
• Annexation and Zoning of 15.04 Acres from RUT (Ada County) to R-8
(Medium Density Residential District), by Landmark Engineering & Planning,
Inc. (File No. AZ-03-031).
Preliminary Plat Approval of Sixty-six (66) Building Lots and Two (2)
Common Lots on 15.04 Acres in a Proposed R-8 Zone, by Landmark
Engineering & Planning, Inc. (Fide No. PP-03-057).
We have reviewed the above referenced submittals and offer the following wmments, as
conditions of approval These conditions shall be considered in full, unless expressly
modified or deleted 6y motion of the Meridian City Council:
APPLICATI(1N SUMMA Y
The Applicant, Landmark Engineering & Planning, Inc., has applied for Annexation, Zoning,
and Preliminary Plat approval of sixty-six (66) building lots and two (2) other lots on 15.04 acres
of land located near the northwest comer of Ustick Road and Linder Road. This site is
designated as Medium Density Residential on the City of Meridian Future Land Use Map. The
requested zoning designation for the property is R-8. The gross density of the proposed
subdivision is 4.4 dwelling units per acre. The net density of the subdivision is 5.7 dwelling units
per acre. The single-family building lots within the subdivision range from 6,500 square feet to
11,745 square feet. All housing types are proposed as single-family detached. Approximately 5.1
perceat (0.76 acres) of the gross area of the site is devoted to open space. The Applicant is
proposing to conshuct the development in two phases. The subject site is cun'emiy used for
agricultural purposes,
The subject site does not currently have any public street frontage. Access to the site is currently
provided via an easement across a parcel to the east. Sometimes this indicates that it is an illegal
parcel. However, the Applicant has provided staff with a copy of a deed showing that the subject
parcel has been in the same configuration since 1978, prior to the City adopting a Zoning and
Development Ordinance. See Special Consideration "A" in the Preliminary Plat Analysis below.
AZ03431, PP-Qi-03T
WNaeag 5tb. AZPP.doc
Planning ,& Zoning Commission(Mayor & City Council
December 18, 2603
Page 2
The Applicant is requesting a waiver of the requirement to cover, tile, or pipe the Cresson
Lateral abutting the southern boundary of the site. Meridian City Code 12-4-13 requires all
irrigation ditches, laterals or canals, exclusive of natural waterways to be covered and enclosed
with tiling or other covering. See Special Consideration "B" in the Preliminary Plat Analysis
below.
The Applicant is propo~ng to extend two stub streets into the subject property from previously
approved developments to the north and west. As part of the approval for Watersong
Subdivision, Timberlakes Way was stubbed to the north property tine of the subject site. As part
of the Bridgetower development, Crossland Drive was stubbed to the west property line of the
subject site. The Applicant is extending the above-mentioned stub streets and providing two
additional stub streets to the two undeveloped parcels to the east. See Special Consideration "C"
in the Preliminary Plat Analysis below.
Stab is recommending approval of the annexation, zoning and preliminary plat
applications, with the conditions outlined in this report.
LOCATION
The property is located approximately 300 feet north of Ustick Road and approximately 600 feet
west of Linder Road, within Section 35 of Township 4 North, Range 1 West.
~I.TRROUNDIN~ PROPERTIES
North: Agriculture/Approved Watersong Subdivision, Zoned R-8
South: Agriculture/Future ACRD Pond Site, Zoned R-1 (Ada Count')
East: Agriculture with aSingle-Family Home, Zoned RUT (Ada County)
West: Agriculture/Approved Bridgetower Crossing Subdivision, Zoned R-4
OWNERS OF RECORD
The property owner of record is Stubblefield Construction Company to whom John Stubblefield
is an authorised agent, who has provided notarized consent for Landmark Engineering Sc
Planning, Inc. to submit the subject applications.
AN1~E?XATIO~T~„~7`iQN~TG ANALYS,I~^
According to Ordinance 11-15-11, Genera! Standards Applicable to Zoning Amendments, bath
the Planning 8c Zoning Commission and City Council are required "to review the particular facts
and circumstances of each proposed zoning amendmem in terms of the following standards and
shall fmd adequate evidence answering the following questions about the proposed zoning
amendment."
The following is the list of standards found in I 1-15-11 and analysis by staff:
A. Will the new zoning he harmonious with and in accordance with the
Comprehensive Plan and, if not, has there been an application for a
Comprehensive Plan amendment;
nz-0soat, PP~•oa~ Windemig 9ub.AZPP.daa
Planning & Zoning Commission/Mayor & City Council
December 18, 2003
Page 3
In Chapter VII of the Comprehensive Plan, "medium density" is defined as areas
including single-family homes at densities of three to eight dwelling units per
acre. Staff finds that the requested zoning designation, R-8, is harmonious with
and in accordance with the 2002 Comprehensive Plan and Future Land Use Map,
which designates the land to be "Medium Density Residential".
B. Is the area inclnded in the zoning amendment intended to be rezoned in the
future;
Concurrent with the annexation and zoning application, the Applicant has
submitted a preliminary plat proposing single-family lots on the subject site
(Windsong Subdivision, PP-03-037). 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 wonhi be allowed under the new zoning -for example, a
residential area turning into a commercial area by means of conditional use
permits;
Staff fmds that the proposed, concurrent, residenrial subdivision could 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;
Several residernial developmerns in this azea are changing the historically
agricultural nature of the area to be urban residential. Staff finds that the subject
site is proposed for development in a fashion similar to other properties in the
area. However, neither section of Linder Road nor Ustick Road abutting this site
are currernly within ACHD's Five Year Work Program or Capital Improvements
Plan (C1P). Other urban services, such as sewer and water, are near to this site and
the Applicam should be able to extend such services to the site. The Planning &
Zoning Commission and City Council should consider whether the timing is
correct for expansion of the city limits to this site.
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 wi71 not change the
essential character of the same area;
Staff finds that the proposed R-8 zoning and subsequern residential use proposed
with the concurrent preliminary plat match the intended character of the vicinity,
as noted on the Future Land Use Map in the Comprehensive Plan. Staff also finds
that the proposed zotting/uses can be designed and constructed in a manner that
AZ03-031, PP-03-03 w~ sonazre.aa
Planning & Zoning Commission/Mayor & City Council
December 18, 2003
Page 4
will be harmonious with, and appropriate in appearance with, the existing and
intended character of the surrounding azea. The existing character of the area will,
and is, currently changing, especially upon build-out of the proposed project and
other similar subdivisions in the general vicinity. Staff does not find that the
proposed zoning/uses will adversely change the essential character of area. See
Preliminary Plat Analysis below.
F. Will the proposed uses not be hazardous or disturbing to existing or future
neighboring uses;
Due to other existing and proposed uses near the site, staff does not anticipate that
the proposed zoning/uses will be hazardous to future or existing uses or neighbors
in the area. Staff recommends that the Commission and Council rely on public
testimony to determine whether the proposed use will be disturbing or haaadous
to the neighboring uses.
G. Will the area be served adequately by essential pnblic facilities and services
such as highways, streets, police and Ere protection, drainage etractures,
refase disposal, water, sewer or that the person responsible for the
establishment of proposed zoning amendmenE shall be able to provide
adequately any of such services;
The Commission and Council should reference any written or verbal testimony
submitted by the Meridian Police Deparhnern regarding their ability to adequately
service this project. The Meridian Fire Department has submitted a list of
conditions and needs in order to adequately serve the project. Water and sanitary
sewer service to this developmern is proposed to be extended from existing/or
mains being installed in adjacent subdivisions. The ACHI) is recommending, with
site-specific and standards conditions, approval of the subject development.
H. WiU not create excessive additional requirements at public cost far public
facilities and services and will not be detrimental to the economic welfare of
the community;
If approved, the developer will be financing the extension of sewer, water, local
stre~ infrastructure, utilities and irrigation services to serve the project. The
primary public costs to serve the future residents will be fire, police and school
facilities and services. Staff finds there will not be excessive additional
requirements at public cost and that the rezone will not be detrimental to the
community's economic welfare.
L Will the proposed uses sot 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, fume, glare or odors;
AZ03031, PP-03-037
' WhWemig WbAZ.PP.doa
Planning & Zoning Commission/Mayar ~@ City Council
December 18, 2003
Page 5
Staff finds that the proposed residential zoning/uses will not be detrimental to
people, property or the general welfare of the area. Staff recognizes that traffic
and noise will increase with the approval of this subdivision; however, staff does
not believe that the amount generated will be detrimental to the general welfare of
the public. Staff does not anticipate the proposed annexation and subsequent uses
will create excessive noise, smoke, fumes, glare, or odors.
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;
The subject site does not have any vehicular approaches to the site from nearby
arterial or collector roads. This site must rely on the construction and conveyance
of stub streets from the north and west for access. The extension of these stub
streets, will allow traffic to disperse without creating interference on public streets
in the area. Please review the ACRD report for this project for additional
information regarding this finding.
K Will not result in the destruction, loss or damage of a natural or scenic
feature of major importance; and
Staff is not aware of any natural or scenic feature(s) that would be lost, damaged
or destroyed by allowing this site to be annexed, zoned and developed with
residential uses. Any existing trees larger than ~" 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)"
In accordance with the fmdirigs listed above, sta,,~{finds that the
amtexation/rezone of this property would be i!t the best interest of the City.
1. The legal descriptions submitted with the application appear to meet the requirements of
the City of Meridian and State Tax Commission.
2. The subject property lies within Meridian's Urban Services Planning Area.
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. Wells may be
used for non-domestic purposes such as landscape irrigation.
PRELIMINARY PLAT ANALYSIS
Sections 12-3-3 J.2 and 12-3-3 D read as follows: "ia determining the acceptance of a
proposed subdivision, the Commission/Council shall consider the objectives of this title and
at least the following:
AL03-031, PP-03-0.tt Wmdm~g BubAZPP.doo
Planning & Zoning ConunissionlMayor & City Council
December 113, 2003
Page 6
A. The conformance of the subdivision with tde Comprehensive Development
Plan;
In Chapter VII of the Comprehensive Plan, medium density is defined as areas
including single-family homes at densities of three to eight dwelling units per
acre. Staff finds that the proposed single-family residential subdivision, with a
gross density of 4.4 dwelling units per acre (net 5,7 dwelling units per acre), is
harmonious with and in accordance with the 2002 Comprehensive Plan and
Future Land Use Map, which designates the land to be Medium Density
Residential.
B. The availability of public services to accommodate the proposed
development;
Staff finds that public services are available to accommodate the proposed
development. See Annexation and Zoning Analysis "H" above.
C. The continuity of the proposed development with the capital improvement
program;
Staff fords that the subdivision will not conflict with the capital improvement
program because the developer is required to install sewer, water, local street
infrastrtuxure, udlhies and irrigation, for the development at their cost.
D. The public financial capability of supporting services for the proposed
development;
Stmt' finds that the City and its related services are capable of servicing the
proposed development. The development will not require major expenditures for
providing supporting services. Staff recommends that the Commission and
Council consider the Meridian Police and Fire Departments' comments with
regard to thew capability to serve the proposed development.
E. The other health, safety or environmental problems that may be brough# to
the Commission's attention.
Staff finds that there should not be any other health, safety or environmernal
problems associated with this subdivision that should be brought to the Council or
Commission's attention. ACI4D considers road safety issues in their analysis; no
hazardous natural features have been identified on the site. Staff finds the
Commission and Council should rely on any public testimony that may be
presented to determine whether the proposed use may cause health, safety or
environmental problems that staff is unaware of.
PRELINIINA_RY PLAT SPECLAi CONSIDERATIONS
A2-03~031~ PR-03~637 VlmAmig Sub.nL.PP.dao
Planning & Zoning Commission/Mayor & City Council
December 18, 2003
Page 7
A. F.xistine Parcel Configuration• The parcel proposed for development does not have
frontage on a public or a private street. Access to this site is currently provided via an
easement across the parcel directly to the east. The lack of frontage on a public road
sometimes indicates that a properly was the result of an illegal split. That is not the case
with the subject parcel. During the pryapplication conference with the Applicant, staff
requested a copy of a deed with a legal description for the subject property that was dated
prior to 1984, the year the City adopted subdivision and development standards. The
Applicant has provided stall•'with a copy of a deed showing that the subject site has been
in the same general configuration since 1978. A deed recorded prior to 1984, with a legal
description matching the legal description of the property today, legitimizes the legality
of the configuration of this parcel. Therefore, even though the parcel does not have any
frortage on an approved public or private street, the City should recognize the subject
parcel as a legal pazcel, eligible for development independent of the parcel it was split
from. However, in order for the City to approve a subdivision on this site, access to the
public roadway system must be provided. Prior to the City Engineer's signature of a
final plat, either the Timberlake Way or Crossland Drive stub shall 6e constructed
to this site. Said road(s) shall be constructed and approved by ACRD. See Site
Specific Condition #1.
B. Stub Strec~s: The Applicant is proposing to emend two stub streets into the subject
property from previously approved developmems to the north and west. As part of the
approval for Watersong Subdivision, Timberlakes Way was stubbed to the north property
line of the subject site. As part of the Bridgetower development, Crossland Arive was
stubbed to the west property line of the subject site. The Applicant is extending the
above-mentioned stub streets and providing two additional stub streets to the two
undeveloped parcels to the east. Stag' is supportive of the extension of the two stub streets
to the north and west and providing two new stub streets to the parcels to the east (Parcel
Nos. 50435449700 & S0435449905), as proposed. See Site Specific Condition #2.
C. PiQing of Ditched: Meridian City Code 12-4-13.A,1 requires all irrigation ditches, laterals
or canals, exclusive of natural waterways, intersecting, crossing or lying adjacent and
contiguous, or which canals, ditches or lateral touch either or both sides of the area being
subdivided, shall be covered and enclosed with tiling or other covering equivalent in
ability to detour access to said ditch, lateral or canal. This site abuts two irrigation
ditches/laterals. To the north is the Coleman Lateral, and to the south is the Cresson
Lateral. One of the conditions of approval for Watersong Subdivision, directly to the
north of the subject site, was to cover/tile the Coleman Lateral. As part of the
Bridgetower Crossing Subdivision development, the Creason Lateral west of the subject
site, is currently tiled. Both laterals are currently open adjacent to the subject site.
The Applicant has requested a waiver of the requirement to file or cover the Cresson
Lateral, on the south side of the development. The Applicant claims that a 48-inch pipe
will be needed to pipe this section of the Cresson Lateral, and that the City has
historically not required the tiling of laterals that require a pipe diameter of 48 inches.
The Applicam also states that that property directly south ofthe Cresson Lateral will be a
t1Z0}031, PP-03-03Y
WiMemi68ubAZPP.doo
Planning & Zoning Commissiop/Mayor & City Council
December 18, 2003
Page 8
future ACRD storm drain pond, and that the public health and safety do not appear to be
promoted by tiling the Cresson Lateral.
Meridian City Code 12-4-13.A.2 allows the City to waive the requirement for covering a
ditch, lateral or canal, if it finds that the public purpose requiring such will not be served
in the individual case. Staff finds that because the pr,~pgly directly to the south of the
Cresson Lateral is planned for storm drainag retention and because thine the latera[ will
not improve nubiic health. safety or welfare the Applicarn should not be required to file
that crosses intersects or lies adjacem to the subject site. See Site Specific Condition #3.
D. Encroachment Ageeement: There are several proposed buildable lots that encroach into
the existing Nampa & Meridian Irrigation District (Nlt~) easements for the Cresson
and Coleman Laterals. The Applicant has indicated that they expect NMID to approve an
encroachmern into the Cresson Latera! and Coleman Lateral easements. If NMID does
not allow encroachements into the entire easement area as proposed, the Applicant shall
create a common lot for the non-encroachment areas. All buildable lots within the
subdivision shall maintain a minimum 6,500 square foot lot area. Prior to development
plan approval, a copy of the signed encroachment agreement shall be submitted to the
Public Works Departmern. See Site Specific Condition #4.
F, Pressure Irri txgL ion: Due to unresolved agreements with adjacent subdivision(s), the
Applicant is not sure who will own and mairnain the pressurized imgation system within
this developmern. If the pressurized irrigation system within this development is to
remain a private homeowners' association system, complete plans and specifications
should be reviewed by the Public Works Department as part of the developmern plan
review process. A draft copy of the pressurised irrigation system O&M manual must be
submitted prior to plan approval.
The City of Meridian requires that pressurised irrigation systems be supplied by a year-
round source of water. The Applicant should be required to utilize any existing surface or
well water for the primary source. If a surface or well source is not available, a singlet
point connection to the culinary water system shall be required. If a single-poirn
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.
See Site Specific Condition #5.
G. Co~.mon Drives/Frornage: Meridian City Code 11-9-1 requres 65 feet of frornage for
lots containing single-family dwellings in the R-8 zone. However, City Code allows
street frontage for two lots sharing a common driveway to be reduced to I S feet (each)
from the standard requirement (MCC 11-9-1). The Applicant is proposing to utilize
common driveways for Lots 2 and 3, Block 1, and for Lots 23 and 24, Block 1. Frontage
for the lots sharing a common driveway may be reduced to 15 feet, as proposed. Meridian
City Code 12-4-14 requires common drives serving two dwelling units to be constructed
nz.oio3~.ar-m~on w~s~s.nzrr.aa
Planning & Zoning Commission/Mayor & City Council
December 18, 2003
Page 9
a minimum of 16-feet wide, with crushed gravel and asphaltic concrete paving. See Site
Specific Condition #6.
Meridian City Code also allows street frontage on cul-de-sac lots in the R-8 zone to be
reduced to 40 feet and frontage for flag lots to be reduced to 30 feet. The majority of the
lots within the proposed preliminary plat have at least 65 feet of frontage. However, Lot 4
(62 feet), Lot 14 (49 feet), Lot 22 (51 feet) and Lot 25 (51 feet), Block 1, have less than
65 feet of frontage and are not considered flag lots and are not located on cul-de-sacs.
However, all of the above-listed lots front on curves in the adjacent roadway. Staff has
allowed the cul-de-sac standard to apply to lots in these instances. The alternative is for
the developer to construct "bulb-outs" in the streets. In general, staff does not support
bulb-outs, as they add ueneceasary pavement and serve no purpose except to meet the
fromage requirement. In this case, staff is interpreting the reduced street fromages
allowed on cul-de-sacs and for flag lots to include lots fronting on 90-degree
(approximate) curves. The majority of Lot 4, Block 1, is on the straight portion of the
abutting street (Sirocco Avenue) and can meet the 65 foot minimum street frontage with a
minor modification to the plat. By taking 3 feet of frontage from Lot 3 and adding it to
Lot 4, both lots will be in compliance with the above-mentioned subdivision design
standard for frontage. Staff is supportive of the reduced street frontages for Lots 14, 22
and 25, Block 1, as shown on the preliminary plat. See Site Specific Condition #7
1. Extend Crossland Drive and Timberlakes Way, previously approved stub streets to the
north and west, into the subject site. Prior to the City Engineer's signature of a final plat,
either the Timberlake Way or Crossland Drive stub street(s) shall be constructed to this
site. Said road(s) shall be constructed and approved by ACHD.
2. Construct two (2) new stub streets to the abutting properties to the east, as proposed.
Windswept Street and Sahara Street shall be constructed as stub streets to Parcel Nos.
50435449700 & 50435449905.
3. In accordance with Meridian City Code 12-4-13.A.1, the Applicant shall be required to
file or cover the Coleman Lateral. The Applicant shall not be required to file or cover the
Cresson Lateral abutting the site. Any ditch, canal or lateral to be piped shall be shown
on plans, which shall be approved by the appropriate irrigation/drainage district, or lateral
users association, with written confirmation of said approval submitted to the Public
Works Department.
4. Prior to development plan approval, a copy of a signed agreement for the proposed
buildable lots that encroach into the existing Nampa & Meridian Irrigation District
(NMID) easements shall be submitted to the Public Works Department. If Nampa &
Meridian Irrigation District does not approve the encroachments as proposed, buildable
lot lines shall be set at the boundary line of the encroachment and the Applicant shall
create a common lot for the non-encroachment areas.
nuaoa~,er-0ao3~ wmd,m~geun.nzim,aoo
Planning 8c Zoning Commission/Mayor & City Council
December 18, 2003
Page 10
5. Underground ar-ro 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. If the pressurized irrigation system within this
development is to remain a private homeowners' association system, complete plans and
specifications shall be reviewed by the Public Works Department as part of the
development plan review process. A draft copy of the pressurized irrigation system
O&M manual shall be submitted prior to plan approval. The Applicant shall be required
to utilize any existing surface or well water for the primary source. ff a surface or well
source is not available, asingle-poim connection to the culinary water system shad be
required. If a single-point connection is utilized, the developer shall be responsible for the
payment of assessmems for the common areas prior to signature on the final pled by the
City Engineer.
6. Lets 2 and 3, Block 1, and Lots 23 and 24, Block 1 shall utilize common driveways, as
proposed. Frontage for Lots 2, 3, 23 and 24 may be reduced to 1 S feet (minimum). Said
common driveways shall be constructed a minimum of 16-feet wide, with gravel and
asphaltic concrete paving as outlined in Meridian City Code 12-4-14,
7. Except for the lots listed in Condition #6 above and Lots 14, 22 and 25 all buildable lots
within the proposed subdivision shall have a minimum 65 feet of street frontage. All
buildable lots within the subdivision shall have a minimum lot area of 6,500 square feet.
8. Sanitary sewer and water service to this site shall be via main line extensions from
existing mains or mates being installed adjacent to the property. The applicant shall be
required to extend sewer and water mains to and through the proposed development,
thereby making them available to the adjacent properties. The Applicant shall coordinate
main sizing and routing with the Public Works Department.
9. Please submit final groundwater/soils monitoring data as prepared by a soils scientist
with the final plat. Any drainage areas (detenkion/retemion basins) must be designed to
ensure that water will percolate or discharge within a period of time not to exceed 24
hours for all stomas up to and including a 100-year storm event. Side slopes within
drainage areas shall not exceed 3:1. The project engineer should pay close atteaation to
the results of field studies determining the groundwater, soil type & and characteristics
during the design and construction phases.
GENERAL COlfl<MEN~3
1. All conditions of the accompanying Annexation/Rezone application shall also be
considered conditions of the Preliminary Plat.
2. Submit a copy of the Ada Couaaty Street Name Committee's approval letter for the
subdivision name, and the lot and block numbering. Make any corrections necessary to
conform.
3. Coordinate fire hydrant placement with the City of Meridian Public Works Department.
A2-03-031. PP-03-037 Wmdemg 3Ub.AZ.PP.dOc
Planning & Zoning Commission/Mayor & City Councii
December 18, 2003
Page 11
4. Streetlights will be required at locations designated by the Public Works Department. All
streetlights shall be installed at the expense of the Applicam. Typical locations are at
street imersections and/or fire hydrants.
5. A detailed fencing plan shall be submitted upon application of the final plat. A 6-foot
solid fence shall be required around the perimeter of the subdivision unless the City
agrees in writing that such a fence is not required. )f a new common lot is created along
the north side of the Cresson Lateral, perimeter fencing shall be constructed on the north
side of the common lot. All fences shall taper down to 3 feet maximum within 20 feet of
all right-of--way.
6. A detailed landscape plan for the common areas, including pathways and types of
construction, shall be submitted for review and approval with the submittal of the final
plat applications. The plan must include sizes and species of trees, shrubs, berming/swale
details, and all proposed ground cover/treatment.
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. Requital landscaping trees will not be considered as replacement trees for
those trees that have to be removal.
8. Any existing domestic wells and/or septic systems within this project will have to be
removed from their domestic service per MCC 9-I-4 and 9-4-8. Wells may be used for
non-domestic purposes such as landscape imgation.
9. Developer shall coordinate mailbox locations with the Meridian Post Office.
10. Compaction test results must be submitted to the Meridian Building Deparhnent for ail
building pads receiving engineered backfill, where footing would sit atop fill material.
11. A letter of credit or cash surety in the amount of 110% will be required fnr all
landscaping, pressurized irrigation, sanitary sewer, water, etc., prior to signature of the
final plat.
1tECOMMENDATION
Staff recommends approval of the submitted anoesation/aoning (AZ-03-031) and
preliminary plat (PP-03-037) applications, with the conditions listed above.
nzaam~.PP-o3o3~ WmdemgsubAZPP.dac
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December 12, 2003 DEC 12 2003
Gity Of Meridian
City Glerk IDffi~
TO: Mayor, City Council and Meridian Planning & Zoning Commission
FROM: Joseph Silva, Deputy Chief, Fire Prevention
SUBJECT: Windsong Subdivision AZ 03-031, PP 03-037
The following 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 afire-flow of 1,000 gallons per minute
available for duration of 2 hours to service the entire project. Fire hydrants shall be
placed an average of 400' apart.
2. Acceptance test of the water supply for water quality must be completed before
combustible constntction begins.
3. Final Approval of the fire hydrant locations shall be by the Meridian Fire
Department.
4. The phasing plan may require that a<ry roadway greater than 150' in length
that is not provided with an outlet shall be required to have a turn around.
5. All roads shall have a turning radius of 28' inside and 48' outside.
6. Operational fire hydrants and temporary or permanent street signs are required
before combustible construction begins.
7. A minimum of two points of access will be required for any portion of the project,
which serves more than 50 homes. The cumulative effect of the adjacent
subdivision should be included in this calculation.
8. The roadways shall be built to Ada County Highway Standards and shall have a
clear driving surface, available at all times, which is 20' wide.
RECEIVED
NQV 10 2003
City of Meridian
" City Clerk Office
~~ ~c ~~ ~anu~utiac~ ~c~ictt
1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-4395
FAX # 208-463-0092
4 November, 2003 Phones: Area Code 208
OFFICE: Nampa 466-7861
William Berg SHOP: Nampa 466-0663
City of Meridian
33 East Idaho Ave.
Meridian, ID 83642
Erma , :: , . -
h'L~: pl$•D3~ Wlndsong Subdivision
Dear Will:
Nampa & Meridian Irrigation .District requires a Land Use Change Application be filed for
review prior to final playing; Rase contact Donna Moore at 466-7861 for further
information.
All laterals and waste ways must be protected. The District's Cresson Lateral courses
along the south boundary of this proposed project. This easement must be protected
and any encroachment without a signed License Agreement and approved plan, before
any construction is started, is unacceptable.
All municipal surtace drainage must be retained on site. If any surface drainage leaves
the site, the Nampa & Meridian Irrigation District must review drainage plans.
The developer must comply with Idaho Code 31-3805, It is recommended that irrigation
water be made available to all developments within the Nampa & Meridian Irrigation
District.
Thank you,
i3~~'~"g"^-~
Bill Henson
Asst. Water Superintendent
Nampa & Meridian Irrigation District
BH/dbg
C: Water Superintendent
Landmark Eng. & Planning-John Carpenter
Rider 4
Ted C.
File -Office/Shop
RIVER FLOW RIGHTS- 23,000
BOISE PROJECT RIGHTS - 40,000
RECENED
NOV 10 2003
City ofMeridisn CU !'
pp y~,/ -City Clerk Offnice Y
~~ DL i,/GY1 -/
1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-4395
FAX # 208-463-0092
John Carpenter
Landmark Engineering & Planning, Inc.
104 9th Avenue South, Suite C
Nampa, ID 83651
Phones: Area Code 208
OFFICE: Nampa 466-7861
SHOP: Nampa 466-0663
-- - -- --- ------ - - - -- - -
RE: -Land Use Change Application - Windsona Suis>ilvi~ion
Dear Mr. Carpenter.
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,
~j
~~aL/~-- / (
~~
Donna N. Moore, Asst. SecretarylTreasurer
NAMPA & MERIDIAN IRRIGATION DISTRICT
DNM/smc
ca File
Water Superintendent
Will Berg, City Clerk, Meridian City
Stubblefield Construction Co., Inc., PO Box 327, Meridian, ID 83680
enc.
APPROXIMATE IRRIGABLE ACRES
RIVER FLOW RIGHTS ~ 23,000
BOISE PROJECT RIGHTS - 40,000
Proporing
Today's
Swdents for
Tomonow's
SUPERINTENDENT
Christine H. Donnell
Joint School District No. 2
911 Meridian Road • Meridian, Idaho 83642 • (208) 855-4500 • Fax (208) 888-6700
November 3, 2003
City of Meridian
33 East Idaho
Meridian, Idaho 83642
Dear Planners:
RECET~TED
Hov - s 200:~
City of Meridian
City Clerk Office.
The Meridian School District has experienced phenomenal student growth the last ten
years. The high schools, middle schools, and elementary schools throughout the district
are operating over capacity.
Approval of Windsong Subdivision will have a significant impact on school enrollments
at Ponderosa Elementary, Eagle Middle, and Eagle High School.
We can predict that these homes, when completed, will house twenty (20) elementary
aged children, eighteen (18) middle school aged children, and fourteen (14) senior high
aged students. Additional students will further compound the current overcrowded
situation.
School capacity is addressed in Idaho Code 67-6508. The Meridian School District is
currently eperaring beyond capacity. Future development will continue to have an impact
on the district's capacity. If you have any questions, please contact me at 888-6701.
Sincerely,
Wendel Bigham
Supervisor of Facilities and Construction
MAYOR
Robert D. Cowie
CITY COONCIL MEMBERS
Tammy de Weerd
William L. M. Nary
Cherie McCandless
Keith Bird
„~~~~
`pr§y.~ A
~~,,QQ ,,~~'' CITY OF j'f1~~_ ^
IDAHO j
i
Ff• ~'
-F
MFR (5e TFlEgSURE V v NXEE
~ t eaa
LEGAL DEPARTMENT
(208) 46G9272 • FAX 4GG-4405
PARKS & RECREATION
(208) 888-3579 • Fax 898-5501
PUBLIC WORKS
(208) 898-5500 • Fax 887-1297
BUILDING DEPARTMENT
(206) 887-221 l • Fax 887-1297
PLANNING & ZONING
(208) 884-5533 • Fnx 888-6854
TRANSMITTALS TO AGENCIES FOR COMMENTS ON DEVELOPMENT PROJECTS
WITH THE CITY OF MERIDIAN
To insure that your comments and recommendations will be considered by the Meridian Planning
and Zoning Commission, please submit your comments and recommendations to Meridian City Clerk's Office
Attn: Will Berg, city clerk, by: December 11, 2003
Transmittal Date: October 28, 2003 Hearing Date: December 18, 2003
File No.: PP 03-037
Request: Preliminary Plat approval of 66 sin
on 15.04 acres in a
By: Landmark Enginee
Location of Property or Project:
David Zaromba, P/Z (No VAR, VAC, FP)
Jerry Centers, P/Z (No VAR, VAC, FPJ
Leslie Mathes, P/Z (No VAR, VAC, FP)
Michael Rohm, P/Z (No VAR, VAC, FP)
Keith Borup, P/Z (No VAR, VAC, FP)
R-8 zone for
i lots and 2 common lots
west of North Linder Road and north of West Ustick Road
Robert Come, Mayor
Bill Nary, CIC
Tammy deWeerd, CIC
Keith Bi , C/C
Ch McCandless, CIC
ater Department
Sewer Department
Sanitary Service (No VAR, VAC, FPJ
Building Department
Fire Department
Police Department
City Attorney
City Engineer
City Planner
Parks Department
Meridian School District (NO FP)
Meridian Post Office (FP/PP Doty)
Ada County Highway District
Ada County Development Services
Central District Health
Nampa Meridian brig. District
Settlers Irrigation District
Idaho Power Co. (FPmP Doty)
U.S. West (FP/PPonty)
Intermountain Gas (FPlPP only)
Bureau of Reclamation (FP/PP only)
Idaho Transportation Department (No FP)
Ada COUnty (Annexation only)
Ada County Land Records (FPmP Doty)
Meridian Development Corporation
Your Concise Remarks:
Preservation Commission
RECEIVED ~ OCT 2 e ~^,~3
NOV -3 2003 C' .,iERIDIAN
City of Meridian W~ Y ~ WVt~TEP DEPT.
City Clerk Offiee
33 EAST IDAHO AVENUE • MERIDIAN, IDAHO 83642 • (208) 888-4433
City Clerk Office Fax (208) 888-4218 Human Resources Fax (208) 884-8723 Finance &. Utility Billing Fax (208) 887-4813
MAYOR
Robert D. Cowie
CITY COUNCIL MEMBERS
Tammy de Weerd
William L. M. Nary
Cherie McCandless
Keith Bird
,;.~, -
f_
~~,,~~ ,,~~'' urr or
~.~VlBY1G~IG~j?
t~ IDAHO
LEGAL DEPARTMENT
(208) 46G-9272 • FAX 466-4405
PARKS & RECREATION
(208) 888-3579 • Fax 898-5501
PUBLIC WORKS
(208) 898-5500 • Fax 887-1297
BUILDING DEPARTMENT
(208) 867-2211 • Fax 887-1297
PLANNING & ZONING
(208) 884-5533 • Fax 888-6854
TRANSMITTALS TO AGENCIES FOR COMMENTS ON DEVELOPMENT PROJECTS
WITH THE CITY OF MERIDIAN
To insure that your comments and recommendations will be considered by the Meridian Planning
and Zoning Commission, please submit your comments and recommendations to Meridian City Clerk's Office
Attn: Will Berg, city clerk, by: December 11, 2003
Transmittal Date: October 28, 2003 Hearing Date: December 18, 2003
File No.: PP 03-037
Request: Preliminary Plat approval of 66 single-family building lots and 2 common lots
on 15.04 acres in a proposed R-8 zone for proposed Windsong Subdivision
By: Landmark Engineering 8: Planning, Inc.
Location of Property or Project: west of North Linder Road and north of West lJstick R~a~i
David Zaremba, P2 (No VAR, VAC, FP)
Jerry Centers, P/Z (No VAR, VAC, FP)
Leslie Mathes, P/Z (No VAR, VAC, FP)
Michael Rohm, P/Z (No VAR, VAC, FP)
Keith BOrup, P/Z (No VAR, VAC, FP)
Robert Corrie, Mayor
Bill Nary, C/C
Tammy deWeerd, C/C
Keith Bird, C/C
Cherie McCandless, C/C
Water Department
Sewer Department
Sanitary Service (No vAR vac, FP)
Building Department
Fire Department
Police Department
City Attorney
City Engineer
Ity Planner
arks Department
Your
Meridian School District (No FP)
Meridian Post Office (FP/PPonty)
Ada County Highway District
Ada County Development Services
Central District Health
Nampa Meridian In•ig. District
Settlers Irrigation District
Idaho Power Co. (FP/PP only)
U.S, West (FP/PP oMy)
Intermountain Gas (FP/PPonly)
Bureau of ReGamation (FP/PP ~~ty)
Idaho Transportation Department (No FP)
Ade County. (Anneza&on only)
Ada County Land Records (FP/PP Dory)
Meridian Development Corporation
Historical Preservation Commission
REC~I~~
OCT 3 1 i;~t~3
City Of Mericliaa'1.
City Clerk Ofi~ce
33 EAST IDAHO AVENUE • MERIDIAN, IDAHO 83642 • (208) 888-4433
City Clerl< Oftice Fax (208) 888-4218 Human Resources Fax (208) 884-8723 Finance & Utility Billing Fax (208) 887-4813
CENTRAL
W DISTRICT
C HEALTH
DEPARTMENT
Rezone #
Conditional Use #
CENTRAL DISTRICT HEALTH DEPARTMENT
Environmental Health Division
Preliminary /Final /Short Plat
3-
Return to:
^ Boise
^ Eagle
^ Garden City
- Meridian
_ ^ Kuna
^ ACZ
^ Star
^ 1. We have No Objections to this Proposal. Nov ~ 7 1Q03
^ 2. We recommend Denial of this Proposal. City Of Meridian
City Clerk Office
^ 3. Specific knowledge as to the exact type of use must be provided before we can comment on this Proposal.
^ 4. We will require more data concerning soil conditions on this Proposal before we can comment.
^ 5. Before we can comment concerning individual sewage disposal, we will require more data concerning the depth of:
^ high seasonal ground water ^ waste flow characteristics
^ or bedrock from original grade ^ other
^ 6. This office will require a study to assess the impact of nutrients and pathogens to receiving ground waters and/or
surface waters.
^ 7. This project shall be reviewed by the Idaho Department of Water Resources concerning well construction and
water availability.
~. After writteq approval from appropriate entities are submitted, we can approve this proposal for:
/ ~c®ntral sewage ^ community sewage system ^ community water well
^ interim sewage central water
^ individual sewage ^ individual water
The following plan(s) must be submitted to and approved by the Idaho Department of Health & Welfare,
Division of vironmental Quality:
ral sewage ^ community sewage system ^ community water
^ sewage dry lines ~entral water
/~. Run-off is not to create a mosquito breeding problem.
^ 11. This Department would recommend deferral until high seasonal ground water can be determined if other
considerations indicate approval.
^ 12. If restroom facilities are to be installed, then a sewage system MUST be installed to meet Idaho State
Sewage Regulations.
^ 13. We will require plans be submitted for a plan review for any:
^ food establishment ^ swimming pools or spas ^ child care center
^ beverage establishment ^ grocery store
~. Please see attached stormwater management recommendatations
^ 15.
Date: ~/ 7 / ~3
Reviewed By: ~ ~~ ~J
~oHO~o,k~ Review Sheet
CENTRAL
HEALTH
DEPARTMENT
It is recommended that storm water bepre-treated 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:
To prevent and treat disease and disability; to promote heahhy Iljesrytes; and to protect and promote the health and qualiry> ojaur enviranm~nt.
STORM WATER MANAGEMENT RECOMMENDATIONS
MAIN OFFICE • 707 N. ARMSTRONG PL • BOISE, ID 837D4-D825 • (208) 375-5211 • FAX 327-8500
State of Idaho Catalog of Stormwater Best Management Practices For
Idaho Cities and Counties.
Prepared by the Idaho Deparhnent of Environmental Quality, July
1997.
Stormwater Best Management Practices Guidebook.
Prepared by City of Boise Public Works Department, May 2000.
iene.ix rt. aloa
Ada 16oise County Office
707 N. Armshong PI.
Boise, ID 83704
Enwro. Health: 327-7459
Family Planning: 327-7400
Immuniza4ons: 327-7450
Senior Nutrition: 327-746C
WIC 327-748E
F.4%.: 327-8506
Serving Valley, Elnrnre, Balgg, and Ada Cnuntieti
EIrrIOrE LOO ni; ::fiICE
520 E. 8th S;. North
Mountain Home, ID E3647
Enviro. Health: 587-5225
Family Health: 587-a407
WIC 557-0405
F,NI: 587-352?
i 211E4 i0Un1y DffiCt
7C3 N. 1st St.
P.O. 6ca 1442
McCall, ID R353S
Ph. 634-7154
FAX; 63<-21?4
SETTLERS' IRRIGATION DISTRICT CO~~
P.O. BOX 7571 • BDISE, IDAHO 83707 v
PHONE 344-2471
November 5, 2003 'R'~'ri3~y ' D
NqV 13 2403
Qit9 C1Mk pffic
~;ty
John Carpenter
Landmark Engineering
104 9th Avenue South, Suite C
Nampa, Id 83651
Re: PP 03-037 Preliminary Plat approval for Windsong Subdivision
Dear John:
After review of the preliminary plat of the above-mentioned application Settlers
Irrigation District requests the following:
1. All irrigation/drainage facilities along with their easements must be protected and
continue to function. The facility involved is the Coleman Lateral. The requested
easement is 30' (1 S' on either side from the center line of the lateral)
2. A Land Use Change Application must be on file prior to any approvals.
3. A license agreement MUST be signed and recorded prior to construction of any
S.I.D. facilities.
4. Any changes to the existing irrigation system such as relocation, tiling, and
landscaping must be approved by Settlers Irrigation District.
5. All storm drainage must be retained on-site.
If you have any questions please ca11343-5271.
Sincerely,
Nathan Draper, Manager
Settlers Irrigation District
Enclosures
Cc: Will Berg, City of Meridian (w/o enclosures)
Bruce Freckleton (w/o enclosures)
Scott Campbell (w/o enclosures)
2/08/2003 0Z'!~3
r
F a 8885052 SANITARY SERVICES
.
q
p ~;,
x,),.;
', ~~~~
.. PAGE 06
l
-
MAYOR
Robert D. e~
~ ~_
'
~';~ • (2n8)aGG 9272rFgx 64-aa05
CITY COUNCIL ..
~~~~ y /~ y~ `'•.ti
~
~ ~' PARKS & RaCREATrON
(208) 688-3579 • Fns 898.5501
Tammy de Wee •
`+/ ILL// I[/L ~~lt
~ PUBWC WORKS
William L
M
N ` rAHO
I~ (208) 898.5500 • Faz 887-1297
.
. ~
Y
Chcrie McCandle ~ BUfLDING DEPARTMENT
Keith Bird
a.r „cv (208) 687.2211 • Pax 867-1297
, i~
PLANMNG & ZONING
(203) 88x5533 • Paz 888.6654
TRANSMITTALS TO AGENCIES FOR COMMENTS ON DEVELOPMENT PROJECTS
WITH THE CITY OF MERIDIAN
To insure that your comments and recommendations will be considered by the Meridian Planning
and Zoning Commission, please submit your comments and recommendations to Meridian City Clerk's Office
Attn: wilt Berg, City Clerk, by: December 11, 2003
Transmittal Date: October 28, 2003 Hearing Date: December 18, 2003
File No.: PP 03-037
Request: Preliminary Plat approtfal of 66 single-family building lots and 2 common lots
on 75.04 acres in a proposed R-8 zone for ro ed Windsong Subdivision
Bv: Landmark Engineering ~ Planning, Inc•
Location of Property or Project: west of North Linder Road and north of West Ucfir_tr Rnasi
David Zaremba, P/Z (NO vaR, vac, FP)
Jeny Centers, P/Z (NO VAR, VAC, FPJ
Leslie Mathes, P2 (lvo vaR, vac, FPJ
Michael Rohm, P2 fNo vaR, vqc, FP)
Koith Borup, P/Z (No vaR, vac, FP)
Robert Conie, Mayor
Bill Nary, CLC
Tammy deWeerd, C/C
Keith Bird, C/C
Cherie McCandless, C/C
Department
Police Department
Cily Attorney
City Engineer
- City Planner
Parks Department
ewer Department
Sanitary Service fNo vat vac, FP)
Building Department
Fire Department
Meridian School District (NO PP)
Meridian Post OfFce (FPrPPOnry)
Ada County Highway District
Ada County Development Services
Central District Health
Nampa Meridian brig. District
Settlers IrNgation District
Idaho Power Co. (FP?POnlyJ
U.S. West (FP/PP only)
Intermountain Gas (FPiPP ~~~y)
Bureau of Reclamation (FPmPOrpy~
Idaho Transportation Departmem (NO FP)
Ada County (Annaxa6on Dory)
Ada County Land Records (FpJPPoMy)
Meridian Development Corporation
Historical Preservation Commission
L ,
RECEIVED
CSC 0 r; 2003
ti)it Of M~eridiaz»
33 EAST IDAHO AVENUE • MERIDIAN ~ pity Clerk Office
City Clerk Office Fax (208) 888.4218 • Human Resoums Fax (208) 8848723 83Fv~ene~&8Un 8ry g I rig Fax (203) 887-x813
DEC 08 '03 13'18 8885052 PgGE.06
CITY OF MERIDIAN
PUBLIC HEARING
SIGN-UP SHEET
DATE December 18, 2003 ITEM # 18
PROJECT NUMBER PP 03-037
PROJECT NAME Windsong Subdivision
NAME (PLEASE PRINT) FOR AGAIN T NEUTRAL
.t, ~
~~: