HomeMy WebLinkAboutSalisbury Subdivision No. 2 PPRECEIVED
JUL 3 0 2004
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City Of Meridian
City Clerk Office
STAFF SUMMARY
OF
PLANNING AND ZONING COMMISSION
RECOMMENDATION TO CITY COUNCIL
Project Name:
Case No(s).
Applicant:
Salisbury Subdivision No. 2
AZ-03-036, PP-0~~4~rsUP-04-016
Earl, Mason and Stanfield, Inc.
P&Z Commission Hearing Date: July 1, 2004
Recommendation: Approve with conditions (all ayes)
Summary of Public Hearings:
Scott Stanfield, representing the applicant, testified in favor of the application. He
provided background and overview informafion regazding the increased density, Venable
Lane, stub streets, etc.
Jeff Wood, developer, clarified that Indian Rocks Street would likely be constructed as a
second point of access prior to construction of Salisbury No. 2
Other key points of discussion included the revised plat layout, vacation of Venable
Lane, and reasons for the City Council remand.
Key Commission Changes to Staff Recommendation:
• None
Outstanding Issues for City Council:
• Preliminary Plat Date: Should the City Council approve the Preliminary Plat as
recommended by the P&Z Commission, the correct date of the plat is 6-24-04 (revision
#4).
Back rg ound: On February 19, 2004, the Planning & Zoning Commission recommended
approval of Salisbury Subdivision No. 2 to the City Council (the Annexation and
Preliminary Plat). On Mazch 16ei, the Council closed the public hearings and ordered the
City Attorney to prepare Findings of Fact and an Order of Decision for denial of both the
annexation and plat (see staff report). Then, on April 13a', after receiving a six page letter
from the applicant stating a new design was done and agreements were made with the
neighboring subdivisions, the City Council agreed to not adopt the Findings and Order
and, instead, remanded the annexation and zoning (AZ-03-036) and preliminary plat (PP-
03-042) back to the Commission for a new recommendation.
Since the new plat design resulted in lot dimensions below the R-8 standards, a new
CUP/PD application was submitted and combined with the annexation and preliminary
plat. All three (3) of the applications were re-noticed by the City Clerk for a new public
hearing before the Planning & Zoning Commission for July 1, 2004.
BEFORE THE PLANNING AND ZONING COMMISSION
IN THE MATTER OF THE )
REQUEST FOR PRELIMINARY )
PLAT APPROVAL OF 81 )
BUILDABLE LOTS AND 11 )
COMMON/OTHER LOTS ON 19.70 )
ACRES IN AN R-8 ZONE FOR )
SALISBURY SUBDIVISION N0.2
Case No. PP-03-042
RECOMMENDATION TO CITY
COUNCIL
EARL, MASON AND STANFIELD,
INC.,
Applicant
The property is approximately 19.7 acres in size and is located on the west side of
Meridian Road, north of Waterbury Park Subdivision, in Section 1, Township 3
North, Range 1 West.
2. Woodside Properties, LLC is the current property owner and Jeffrey A. Wood
submitted notarized consent for the subject application.
The Applicant is Earl, Mason and Stanfield, Inc.
4. The subject property is currently zoned RUT. There is, however, an application
for annexation and zoning to R-8 before the City Council. The zoning of R-8 is
defined within the City of Meridian Zoning and Development Ordinance Section
11-7-2.
5. The property, which is the subject of this application, is within the Area of Impact
of the City of Meridian.
6. The entire parcel of the property is included within the Meridian Urban Service
Planning Area as defined in the Meridian Comprehensive Plan.
7. The Applicant proposes to develop the subject property in the following manner:
A residential subdivision with 81 buildable lots and 11 common/other lots.
The South Slough lies contiguous to the subject property and is a feature that will
need to be protected.
RECOMMENDATION TO CITY COLJNCII, FOR APPROVAL OF 81 BUILDABLE LOTS AND 11
COMMON/OTHER LOTS ON 19.70 ACRES 1N AN R-8 ZONE, BY EARL, MASON & STANFIELD,
INC. - PP-03-42 -Page 1
RECOMMENDATION
The Meridian Planning and Zoning Commission hereby recommends to the City
Council of the City of Meridian that they approve the requested Preliminary Plat as
requested by the Applicant for the property described in the application, subject to the
following:
A. Adopt the Comments and Recommendations of the Meridian Planning & Zoning and
Engineering Departments as follows:
SITE SPECIFIC CONDITIONS OF APPROVAL (PRELIMINARY PLATT
A permanent pedestrian easement, in favor of the City of Meridian, shall be
recorded for the South Slough pedestrian pathway prior to the first building
permit being issued for the subdivision. The easement shall be a minimum of
10 feet in width and cover the pathway surface. The pathway shall be
constructed prior to any occupancy in the subdivision and shall connect to the
pathway in Clearbrook Estates Subdivision. Applicant should work with the
City Parks Dept. to acquire the necessary approvals through the City's
Master Pathway Agreement with the Nampa Meridian Irrigation District
(NMID). Applicant shall conform to the Park's Dept. standards for
construction of the pathway. The Homeowner's Association is responsible
for maintenance of all landscaping adjacent to the pathway.
2. The vacation of the existing Idaho Power Co. power line easement shall be
approved by all applicable agencies prior to the City Engineer signature of
the final plat.
3. The NMID easement along the north side of the South Slough shall not
encroach into the buildable lots within Block 1.
4. Prior to City Council approval of the final plat, the applicant shall submit and
receive approval from the P&Z and Fire Departments of a construction traffic
plan for the subdivision. Said plan shall be in effect from the date of
preliminary plat approval through the release of the first Certificate of
Occupancy within the subdivision.
A minimum 14-foot wide access road, constructed to Public Works
Department specifications, shall be provided over the existing sanitary sewer
main easement that lies within Lot 22, Block 1 and Lot 9, Block 5.
6. A six-foot "open vision" or four-foot solid fencing is required adjacent to the
South Slough pathway (Lot 14, Block 1) and adjacent to the common
RECOMMENDATION TO CITY COUNCIL FOR APPROVAL OF 81 BUILDABLE LOTS AND 11
COMMON/OTHER LOTS ON 19.70 ACRES IN AN R-8 ZONE, BY EARL, MASON & STANFIELD,
INC. - PP-03-42 -Page 2
azea/open space lots in Block 2, 3 and 4.. Submit a detailed fencing plan
with the final plat. The developer shall construct the south perimeter fence on
the reaz lot lines of Lots 15 - 21, Block 1.
7. It appears that Lot 2, Block 4 may be below the minimum 50-foot lot
frontage width allowed under the accompanying CUP/PD. The applicant
shall ensure this lot meets the minimum 50-foot width with the final plat.
8. All areas being counted towazd the 5% open space requirement shall be free
of "wet ponds" or other such nuisances. All stormwater detention facilities
incorporated into the required open space are subject to Ordinance 12-13-14
and shall be fully vegetated with grass and trees, as depicted on the submitted
landscape plans.
9. Please submit up-to-date groundwater monitoring report to the Public Works
Department for review. The report submitted with the application only
identifies the groundwater elevation on the day the test holes were dug. No
monitoring ports were installed for on going monitoring of the groundwater
elevation. The initial study indicates that shallow groundwater will be a
factor. All drainage azeas (detention/retention basins) must be designed to
ensure that water will percolate or discharge within a period of time not to
exceed 24 hours for all storms 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 attention to the results of field studies determining the
groundwater, soil type & and characteristics during the design and
construction phases. The engineer shall be required to certify that the street
centerline elevations aze set a minimum of 3-feet above the highest
established normal groundwater elevation. This is to ensure that the bottom
elevation of the crawl spaces of homes is at least 1-foot above groundwater.
10. Sanitary sewer service to this site shall be via main line extensions from an
existing main installed adjacent to the property. The applicant will be
responsible to construct sewer mains to and through this proposed
development, (to the ends of the stub streets Spicewood and Claire).
Subdivision designer to coordinate main sizing and routing with the Public
Works Department. Applicant shall execute City of Meridian standard forms
of easements, for any mains that aze required to provide service.
11. Domestic water service to this site shall be via main line extensions from
mains installed adjacent to the property. The applicant will be responsible to
construct water mains to and through this proposed development, (to the ends
of the stub streets Spicewood and Claire). Subdivision designer to coordinate
main sizing and routing with the Public Works Department. Applicant shall
execute City of Meridian standard forms of easements, for any mains that are
required to provide service.
RECOMMENDATION TO CITY COUNCIL FOR APPROVAL OF 81 BUILDABLE LOTS AND 11
COMMON/OTHER LOTS ON 19.70 ACRES IN AN R-8 ZONE, BY EARL, MASON & STANFIELD,
INC. - PP-03-42 -Page 3
12. The applicant has indicated that the pressurized irrigation system within this
development is to be owned and operated by the Nampa & Meridian
Irrigation District. 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.
STANDARD CONDITIONS OF APPROVAL (PRELIMINARY PLAT)
All grading of the site shall be performed in conformance with MCC 11-12-
3H.
2. Sidewalks shall be installed within the subdivision and on the perimeter of
the subdivision pursuant to MCC 12-13-10-8.
Please submit with the final plat application 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.
4. 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.
5. A detailed landscape and fencing plan, in compliance with the landscape and
subdivision ordinance, shall be submitted for the subdivision with the final
plat application.
6. Coordinate fire hydrant placement with the City of Meridian Public Works
Department.
Two-hundred-fifty and one-hundred-watt, high-pressure sodium streetlights
will be required at locations designated by the Public Works Department. All
streetlights shall be installed at subdivider's expense. Typical locations are at
street intersections and/or fire hydrants. Final design locations and quantity
are determined after power designs are completed by Idaho Power Company.
The street light contractor shall obtain design and permit from the Public
Works Department prior commencing installations.
8. Any tree over 4" in caliper that is removed from the property shall be
replaced by installing additional trees, being the equivalent number of
RECOMMENDATION TO CITY COUNCIL FOR APPROVAL OF 81 BUILDABLE LOTS AND 11
COMMON/OTHER LOTS ON 19.70 ACRES IN AN R-8 ZONE, BY EARL, MASON & STANFIELD,
INC. - PP-03-42 -Page 4
caliper inches of trees that were removed. Required landscaping trees will not
be considered as replacement trees for those trees that have to be mitigated.
9. Any existing domestic wells and/or septic systems within this project will
have to be removed from their domestic service per City Ordinance Section
9-1-4 and 9-4-8. Wells may be used for non-domestic purposes such as
landscape irrigation.
10. Compaction test results must be submitted to the Meridian Building
Department for all building pads receiving engineered backfill, where footing
would sit atop fill material.
11. Applicant's engineer will be required to submit a signed, stamped statement
certifying that all street finish centerline elevations are set a minimum of
three feet above the highest established normal groundwater elevation.
B. Adopt the Recommendations of ACHD as follows:
Site Specific Conditions of Approval
1. Extend West Sedgewick Drive from the east property line approximately
220-feet south of the north property line, as proposed.
2. Extend Indian Rocks Street from the east property line approximately 96-
feet north of the south property line, as proposed.
3. Construct a stub street to the north property line approximately 105-feet
west of the east property line, as proposed. Construct a temporary
turnaround at the terminus of the roadway and install a sign at the
terminus of the stub street stating that, "THIS ROAD WILL BE
EXTENDED IN THE FUTURE".
4. Construct a stub street to the north property line approximately 100 feet
east of the west property line. Install a sign at the terminus of the stub
street stating that, "THIS ROAD WILL BE EXTENDED 1N THE
FUTURE".
5. Construct the internal roadways as 36-foot street sections with curb, gutter
and 5-foot concrete sidewalk. If the sidewalk is located outside of the
publicright-of--way, provide the District with an easement for the sidewalk
OR
Construct the internal roadways as 32-feet of pavement, a 2-foot concrete
ribbon and a S-foot concrete sidewalk that is detached by an 8-foot
drainage Swale
**IF the Commission approves an alternative street section and
**IF the development meets ALL of the criteria that has been established.
RECOMMENDATION TO CITY COUNCIL FOR APPROVAL OF 81 BUILDABLE LOTS AND 11
COMMON/OTHER LOTS ON 19.70 ACRES IN AN R-8 ZONE, BY EARL, MASON & STANFIELD,
INC. - PP-03-42 -Page 5
6. Complete the right-of--way exchange process for the Venable Lane right-
of-way abutting the site for a fully improved right-of--way that is identified
on the site plan as Venable Way.
7. Comply with all Standard Conditions of Approval.
Standard Conditions of Approval
1. Any existing irrigation facilities shall be relocated outside of the right-of--way.
2. 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 maybe
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 Standazds 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 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 ACRD conduits (spare or filled) are
compromised during any phase of construction.
RECOMMENDATION TO CITY COUNCIL FOR APPROVAL OF 81 BUILDABLE LOTS AND 11
COMMON/OTHER LOTS ON 19.70 ACRES IN AN R-8 ZONE, BY EARL, MASON & STANFIELD,
INC. - PP-03-42 -Page 6
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.
C. Adopt the Meridian Fire Department Recommendations as follows:
To increase emergency access to the site a minimum of two points of access will
be required for any portion of the project, which serves more than 50 homes.
The applicant shall provide a stub street to the property to the north. The two
entrances shall be separated by no less than '/z the diagonal measurement of the
project.
2. 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.
3. Acceptance of the water supply for fire protection will be by the Meridian Water
Department.
4. Final Approval of the fire hydrant locations shall be by the Meridian Fire
Department which will be submitted to the Public Works Department. All
curbing in front of fire hydrants shall be painted red for 10' on each side of the
installation.
5. All roads shall have a fuming radius of 28' inside and 48' outside.
6. Operational fire hydrants and temporary or permanent street signs are required
before combustible construction begins.
7. The phasing plan may require that any roadway greater than 150' in length that is
not provided with an outlet shall be required to have a turn around.
8. The fire department requests that any future signalization installed as the result
of the development of this project be equipped with Opticom Sensors to ensure a
RECOMMENDATION TO CITY COUNCIL FOR APPROVAL OF 81 BUILDABLE LOTS AND 11
COMMON/OTHER LOTS ON 19.70 ACRES IN AN R-8 ZONE, BY EARL, MASON & STANFIELD,
INC. - PP-03-42 -Page 7
safe and efficient response by fire and emergency medical service vehicles.
This cost of this installation is to be borne by the developer.
9. Building setbacks shall be per the Building Code for one and two story
construction.
D. Adopt the Recommendations of the Central District Health Deparhnent as
follows:
1. This proposal can be approved for central sewage & central water after written
approval from appropriate entities is submitted.
2. The Applicant's central sewage and central water plans must be submitted to and
approved by the Idaho Department of Health & Welfare, Division of
Environmental Quality.
3. Run-off is not to create a mosquito breeding problem.
4. Stormwater shall be pretreated through a grassy swale prior to discharge to the
subsurface to prevent impact to groundwater and surface water quality.
The Engineers and architects involved with the design of the subject project shall
obtain current best management practices for stormwater disposal and design a
stormwater management system that prevents groundwater and surface water
degradation.
E. Adopt the Recommendations of Nampa Meridian Irrigation District as follows:
1. Applicant shall apply for a land use change application prior to final platting.
2. All laterals and waste ways must be protected.
3. The District's Finch 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.
4. All municipal surface drainage must be retained on site. If any surface
drainage leaves the site, the Nampa & Meridian Irrigation District must
review drainage plans.
5. The Developer must comply with Idaho Code 31-3805.
6. NMID recommends that irrigation water be made available to all
developments within the Nampa & Meridian Irrigation District.
RECOMMENDATION TO CITY COUNCIL FOR APPROVAL OF 81 BUILDABLE LOTS AND 11
COMMON/OTHER LOTS ON 19.70 ACRES IN AN R-8 ZONE, BY EARL, MASON & STANFIELD,
INC. - PP-03-42 -Page 8
F. Adopt the Recommendations of the Meridian Pazks Department as follows:
1. Pathway and Trail standards: The proposed pathway and/or trail shall meet the
standards as set forth in the August 2003 Comprehensive Parks and Recreation
System Plan, pgs. 3-2 and 3-3, sections B & C.
2. Standard for City to assume Maintenance of a section of Pathway: The pathway
must connect from one major arterial to another, and either an easement or
ownership deed must be geanted before the city will assume the maintenance of
any section of pathway.
3. Standard for Mitigation of trees: The standazd established in the City of Meridian
Landscape Ordinance will be followed.
4. Standard Plan for Protection of Existing Trees during Construction: The standard
established in the City of Meridian Landscape Ordinance will be followed.
RECOMMENDATION TO CITY COUNCIL FOR APPROVAL OF 81 BUILDABLE LOTS AND 11
COMMON/OTHER LOTS ON 19.70 ACRES IN AN R-8 ZONE, BY EARL, MASON & STANFIELD,
INC. - PP-D3-42 -Page 9