HomeMy WebLinkAboutSalisbury Subdivision No. 2 PPREV PP 03-012
MERIDIAN PLANNING 8, ZONING MEETING .lUly 1,2004
APPLICANT Earl, Mason & Stanfield, InC. ITEM NO.
REQUEST Public Hearing - Reques# for Preliminary Plat approval of 81 building lots and 11 other
lots on 19.7 acres in a proposed R$ zone for Salisbury Subdivision No. 2 -south of West Ustick Road
and west of North Meridian 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:
SETTLERS' IRRIGATION:
IDAHO POWER:
INTERMOUNTAIN GAS:
OTHER: _
COMMENTS
See attached Revised Plat
See attached Staff Comments
See attached Comments
No Comment
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Date:
Emailed:
Phone: `~/ J `~'
Staff Initials:
Materials presented of public meetings shall become properly of the City of Meridian.
HUB OF TREASURE VALLEY
MAYOR A Good Place to Live LEG.9I, DEPARTMENT
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Wi]]iam L.M. Nary 33 EAST IDAHO BUILDING DEPARTMENT
Keith Bird MERIDIAN, IDAHO 83642 (208) 898-5500 ~ Fax 887.1297
Shaun Wardle (208) 888-0433 • FAX (208) 587.4813 PLANNING AND ZONING
City Clerk Office Fax (208) 888-0218 DEPARTMENT
Charles M. Rountree (208) 884-5533 ~ FAX 888-6854
Transmittal Date: June 25, 2004
STAFF REPORT: P&Z Hearing Date: July 1, 2004
To: Mayor, City Council and Planning & Zoning Commission
From: Brad Hawkins-Clark, Principal City Planner~c--
Bruce Freckleton, Senior Engineering Tech
Re: Salisbury Subdivision No: 2 -REVISED
• Annexation and Zoning of 19.7 Acres from RUT to R-8 (Medium Density
Residential), by Earl, Mason, and Stanfield, Inc. (File No. AZ-03-036 -
REVLSED)
• Preliminary Plat Approval of Eighty-One (81) Building Lots and Eleven (11)
Other Lots on 19.7 Acres in a Proposed R-8 Zone, by Earl, Mason, and
Stanfield, Inc. (File No. PP-03-042 -REVISED).
• Conditional Use Permit for a Planned Development for Reduced Lot
Frontages, Lot Size and Block Lengths Less than 500' Minimum in a
Proposed R-8 Zone, by Earl, Mason, and Stanfield, Inc. (File No. CUP-04-
016)
We have reviewed the above referenced submittals and offer the following comments, as
conditions of approval. These conditions shall be considered io full, unless expressly
modified or deleted by motion of the Meridian City Council:
[6/24/04 Revision Note: This staff report is based on the revised Preliminary Plat dated 6/24/09.
The report is substantially similar to the staff report dated 2/12/04 which was based on an
earlier version of the preliminary plat. The original plat was dated II/25/03 and has been
revised several times. The most substantial modification to date is the 4/15/04 plat which added
nine (9) buildable lots to the subdivision from the original layout and also added several new
common lots. The only difference between the 4/15/04 plat (included with the transmittals for the
subject applications) and the 6/24/04 plat is the elimination of W. Claire Street as a stub to
Venable Lane. This modification was made as a result of a meeting between ACHD and City
sta„~''regarding the, future classifrcation of Yenabde Lane. (See below for further explanation.) J
BACKGROUND /PRIOR ACTIONS
On February 19, 2004, the Planning &: Zoning Commission recommended approval of Salisbury
Subdivision No. 2 to the City Council (both the Annexation and Preliminary Plat). At their
March 16 hearing, the Council closed the public hearings and ordered the City Attorney to
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prepare Findings of Fact and an Order of Decision for denial of both the annexation and plat (see
below for their reasons). Then, on April 13~', 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.
Reasons for Denial
The following reasons for denial were listed in the Findings of Fact for AZ-03-036, as ordered
by City Council at their 3/16/04 meeting. (Remember, these Findings were not adopted.
However, they provide the basis for the Remand Order and may guide how the Commission
reviews the re-configured plat.)
1. The City Council recognizes the concerns listed in Mark Snodgrass's letter submitted
into public record at the March 16, 2004 meeting.
2. The Applicant has never attempted any kind of communication with the surrounding
property owners, both on the east and western boundaries of the property, to discuss
the issues of planning for the uses along Venable Lane, as well as access or
improvements in the future on Venable Lane, to come to an agreement with
resolution to these issues.
3. The proposed R-8 designation would be incompatible with the surrounding residential
subdivision and area, which is R-4.
4. The proposed R-8 designation is not reflective of the City of Meridian's vision for
that particular area.
5. Annexation is not in the best interests of the City of Meridian given the nature of the
proposed development.
[Items #1 and #2 were addressed in Mr. Wood's 4/13/04 six page letter to the City Council and,
in staff's opinion, have been adequately addressed. Larger size lots (all meeting minimum R-4
zoning standards) are proposed adjacent to the surrounding R-4 subdivisions (on the east and
south boundaries), so Item #3 has also been addressed. Items #4 and #S were not specifically
addressed by the applicant nor did City Council expound on either of these reasons for denlal.J
APPLICATIONS SUMMARY
The applicant, Earl, Mason, and Stanfield, Inc., has applied for annexation and zoning,
preliminary plat and conditional use/planned development approval of eighty-one (81) building
lots and eleven (11) other lots on 19.7 acres of land on the west side of Meridian Road, just north
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of the South Slough and east of Venable Lane. The owner/developer of the property is Woodside
Properties, LLC. There are three (3) separate county parcels and two (2) existing houses within
the boundaries of the plat. The north boundary of the property abuts a future Mixed Use-
Community Neighborhood Center that has frontage on Ustick Road. The land is presently zoned
RUT (Ada County) and the applicant has requested the property be zoned R-8.
The proposed subdivision includes road access via one existing stub street in Salisbury Lane
Subdivision (W. Sedgewick Dr.) and a future stub street in Clearbrook Estates Subdivision
(Indian Rocks St). The final plat for Clearbrook Estates was approved by City Council on
10/28/03 and construction approval is pending. A public pedestrian pathway is proposed along
the south boundary of the subdivision north of the South Slough, in compliance with the
Comprehensive Plan. The pathway will connect to the already-approved pathway in Cleazbrook
Estates.
The proposed building lots range in size from 4,550 squaze feet up to 19,225 square feet (for
existing residence). The gross density of the proposed subdivision is 4.10 dwelling units per/acre
and a net density of 5.50 dwelling units per acre. This complies with the Comprehensive Plan
future land use designation of Medium Density Residential (up to 8 du/acre). The proposed
subdivision has approximately 15% open space, which would be in compliance with the open
space requirement of Ordinance 12-13-16-2. It is proposed as a single phase development.
The proposed conditional use permit (CUP) is for a residential planned development (PD) and
allows the applicant to request reduced lot. and house standards. They aze proposing reductions
to three (3) standards of the Zoning and Subdivision Ordinance -lot frontage, lot size and block
length. The proposed PD amenities include a gazebo, the South Slough pathway and 15% open
space. Following is a comparison of standard city requirements (R-8 zone), and the proposed
reductions.
City Requirements
Minimum
Lot Size- 6,500 s.f. (detached)
Proposed
4,550 s.f.(detached)
Min. Lot
Frontage- 65'
Minimum
Block Length 500'
50'
300' (for 3 of 7 blocks)
While there are several issues that remain to be resolved, staff recommends approval of the
project with the conditions noted in this report.
LOCATION
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The property is located on the east side of Venable Lane, approximately % mile west of Meridian
Road and `/4 mile south of Ustick Road.
SURROUNDING PROPERTIES
North: Three, undeveloped parcels (15, 7 and 3 acres in size), under two different ownerships,
zoned RUT (Ada Co.)
West: Agriculture/pasture land, zoned RUT (Ada County)
East: Salisbury Lane Subdivision, Lansbury Subdivision and Clearbrook Estates Subdivision
(not built), all zoned R-4
South: Waterbury Park Subdivision, zoned R-4
OWNER OF RECORD '
The property owner of record is Woodside Properties, LLC, represented by Jeffrey A. Wood.
Mr. Wood has provided notarized consent for submission of the applications.
ANNEXATION & ZONING ANALYSIS
According to Ordinance 11-15-11, General Standards Applicable to Zoning Amendments, both
the P&Z Commission and Council are required "to review the particular facts and circumstances
of each proposed zoning amendment in terms of the following standards and shall find adequate
evidence answering the following questions about the proposed zoning amendment."
The following is the list of standards found in 11-15-11 and analysis by staff:
A. Will the new zoning be harmonious with and in accordance with the Comprehensive
Plan and, if not, has there been an application for a Comprehensive Plan
amendment;
Staff finds that the proposed 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. There is a minimum target density
of three (3) du/acre in the Comprehensive Plan and Salisbury's gross density is 3.65
du/acre. The Future Land Use Map shows a regional pathway and future neighborhood
center in this section. The applicant proposes to construct a 10-foot wide regional path
from the parcel's east boundary to Venable Lane. The plat shows two stub streets and lots
averaging 5,900 s.f. along the north boundary, adjacent to the future neighborhood center,
which is in conformance with the neighborhood center concept.
The annexation application included a number of Comprehensive Plan policies that
support the annexation of this property. hi addition, below are other Comprehensive Plan
policies which support the annexation request (Staff analysis is shown in italics):
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"New development should not rely on cul-de-sacs since they provide poor fire
access, walkability and neighborhood social life. New development and streets
should be designed to encourage walking and bicycling." (Ch. VI, Bullet #2, pg.
71)
The preliminary plat does not include any proposed cul-de-sacs and utilizes
existing stub streets for neighborhood interconnectivity. The subdivision also
proposes public and private pedestrian pathways which encourage walking and
bicycling, especially along the South Slough.
• "Require pedestrian access in all new development to link subdivisions together
to promote neighborhood connectivity as part of a community pathway system."
(Ch. VI, Goal II, Obj. A, #5)
"Require street connections between subdivisions at regular intervals to enhance
connectivity and better traffic flow." (Ch. VI, Goal II, Obj. A, #6)
• "Coordinate with irrigation districts to provide multiple use of existing irrigation
easements" (Ch. VII, Goal III, Obj. B, #3)
The applicant is coordinating with Nampa Meridian Irrigation District to provide
a new, paved, 10 foot wide maintenance/pathway facility adjacent to the South
Slough.
"Require usable open space to be incorporated into new residential subdivision
plats." (Ch. VII, Goal IV, Obj. C, #3)
There is one key Comprehensive Plan policy which may not be met if the 6-24-04 plat is
approved as submitted (see Finding `B "under Preliminary Plat for further analysis.):
"Collectors shall be located at the north-south and east-west half-mile lines within
the undeveloped sections of Meridian's Area of Impact." (Ch. VI, Bullet #1, pg.
73)
Venable Lane is located at the half-mile line between Meridian Road and Linder
Road and is shown in the Comprehensive Plan (Chapter VI) as a future collector
roadway. If Venable were improved as a collector, a minimum 10 foot wide
landscape buffer would be required along the east boundary of Venable Lane to
ensure these lots do not have double frontage. No buffer is currently proposed. If
Venable Lane is not improved as a public sheet, the plat conforms as submitted.
Staff remains concerned about creating a situation where the existing private Zane
becomes an issue similar to Wingate Lane adjacent to Packard Acres Subdivision.
B. Is the area included in the zoning amendment intended to be rezoned in the future;
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Staff does not anticipate that the applicant intends to rezone the subject property in the
future. There are several large, undeveloped county parcels west of this land and
additional rezone requests aze anticipated on these parcels in the future.
C. Is the area included in the zoning amendment intended to be developed in the
fashion that would be allowed under the new zoning -for example, a residential area
turning into a commercial area by means of conditional use permits;
Staff finds that the proposed single family residential subdivision would be allowed
within the requested zoning district of R-8. The accompanying plat demonstrates the land
would be developed in lot sizes, housing types and other dimensional requirements that
conform to the new zoning.
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;
Staff finds that the land directly south and east of the subject property is either built-out
or approved for development similar to the proposed subdivision (Salisbury, Lansbury,
Clearbrook Estates and Waterbury Park subdivisions). There is an existing church
approximately 500 feet northeast of this property's north boundary. Cedar Springs
Subdivision, a new elementary school and Meridian Settlers Park have all been approved
for development on the east side of Venable Lane, north of Ustick Road. The subject
section (T3N, Rl W, 1) is lazgely built-out and services are available for expansion.
Ustick Road is not programmed within ACHD's Five Year Work Program or Capital
Improvement Program. Sidewallc improvements are anticipated as part of the city park
expansion on the north side of Ustick.
E. Will the proposed uses be designed, constructed, operated and maintained to be
harmonious and appropriate in appearance with the existing or intended character
of the general vicinity and that such use will not change the essential character of
the same area;
Staff finds that the proposed single family residential use will change the existing ex-
urban chazacter of the subject property and adjacent farmland (to west). If only one
public street (W. Sedgewick Dr) is used for construction traffic and future resident
access, the essential character of Salisbury Lane Subdivision would be negatively
impacted. However, if Indian Rocks Street (in pending Clearbrook Estates) is constructed
as a second vehicular access for this development, it will better distribute the traffic and
have less of an impact on neazby residences.
The intended character of the vicinity is a mix of urban and suburban scale developments
on a generally gridded street system with a focus on single family and multi-family
housing at 3 to 8 d.u./acre. The future neighborhood center on the north boundary would
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compliment the design. The proposed use is compatible with the Future Land Use Map.
The design and density conforms to most of the Comprehensive Plan policies.
F. Will the proposed uses not be hazardous or disturbing to existing or future
neighboring uses;
The Commission and Council should rely on public testimony (oral and written) to
determine whether or not the proposed uses will be disturbing or hazardous to the
existing or future neighboring uses.
Staff does not anticipate that the proposed residential uses will be hazardous as long as
construction traffic is not routed through Salisbury Lane Subdivision.
G. Will the area be served adequately by essential public facilities and services such as
highways, streets; police and fire protecfion, drainage structures, refuse disposal,
water, sewer or that the person responsible for the establishment of proposed zoning
amendment shall be able to provide adequately any of such services;
Staff finds that the property to be annexed will or can be served adequately by most
essential public facilities and services if all conditions of approval are met by the
applicant. The applicant shall be required to extend water mains to and through the
proposed development, thereby making them available to the adjacent properties. The
applicant and/or future property owners will be required to pay park and highway impact
fees as well as construct on-site storm water drainage facilities.
Please review ACRD, Police and the Fire Department's comments concerning this
subdivision for further information regarding public services and facilities.
H. Will not create excessive additional requirements at public cost for public facilities
and services and will not be detrimental to the economic welfare of the community;
Staff finds that there will not be excessive additional requirements at public cost for
public services and facilities, if the applicant complies with the conditions of approval for
the accompanying conditional use permit and preliminary plat applications.
I. Will the proposed uses not involve uses, activities, processes, materials, equipment
and conditions of operation that will be detrimental to any persons, property or the
general welfare by reason of excessive production of traffic, noise, smoke, fumes,
glare or odors;
Staff recognizes that traffic and noise will increase upon build-out of the proposed
subdivision. ACRD projects the development will generate 810 additional vehicle trips
per day. However, staff does not feel that the amount generated will be detrimental to the
public welfare if all City and ACRD conditions of approval are met.
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Staff finds that the proposed subdivision will not involve uses that would create other
nuisances that would be detrimental to the general welfare of the surrounding azea.
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;
As noted under Finding "E" above, the traffic and existing residences on Sedgewick
Drive may be negatively affected if Sedgewick is the only public street access to
Salisbury Subdivision No. 2. Even if both Sedgewick and Indian Rocks are built and
available, construction traffic for Salisbury No. 2 could create an interference with traffic
in the Salisbury Lane and Lansbury Lane neighborhoods. Venable Lane may be an
alternative route for construction traffic.
The Commission and Council should review ACHD comments concerning vehicular
approaches and traffic generation. ACHD approved the Salisbury Subdivision No. 2
preliminary plat application as revised on 1/13/04. However, thev have not nrenazed a
new, revised renort based on the 4/13/04 ulat yet A revised ACHD staff report is
expected the week of July 5, 2004.
K. Will not result in the destruction, loss or damage of a natural or scenic feature of
major importance; and
Staff finds that no natural or scenic features of major importance will be lost or damaged
by approving the annexation and rezone. The South Slough does run adjacent to the
property but is proposed to remain open as an amenity. Any existing trees larger than 4"
caliper that are removed shall be mitigated for, per the Landscape Ordinance.
L. Is the proposed zoning amendment in the best interest of the City of Meridian. (Ord.
592,11-17-1992)?
Staff finds that all essential services are available or will be provided by the developer to
the subject property and will not require unreasonable expenditure of public funds. The
applicant is proposing to develop the land in substantial compliance with the City's long-
range plan (medium density residential). The land east and south of the subject property
has already been annexed and this is a logical expansion of existing zoning and land uses.
ANEXATION AND ZONING CONDTIONS OF APPROVAL
The legal description submitted with the application (dated 10-27-03, stamped by Richard A.
Gray) shows the property as contiguous to the existing corporate boundary of the City of
Meridian and is approved.
Any existing domestic wells and/or septic systems within this project will have to be
removed from their domestic service, per City Ordinance Section 5-7-517, when services are
available from the City of Meridian. Wells may be used for non-domestic purposes such as
landscape irrigation.
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3. All irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting, crossing
or lying adjacent and contiguous to the pazcel shall be tiled per City Ordinance 12-4-13.
Plans will need to be approved by the appropriate irrigation/drainage district, or lateral users
association (ditch owners), with written approval or non-approval submitted to the Public
Works Department. If lateral users association approval can't be obtained, plans will be
reviewed and approved by the Meridian City Engineer prior to final plat signature.
4. Any future subdivision, uses and construction on this property shall comply with the City of
Meridian ordinances in effect at the time.
PRELIMINARY PLAT FINDINGS AND REQUIREMENTS
Sections 12-3-3 J.2 and 12-3-5 D read as follows: "In determining the acceptance of a proposed
subdivision, the Commission/Council shall consider the objectives of this title and at least the
following:
a. The conformance of the subdivision with the Comprehensive Development Plan;
Staff finds that the proposed application is in compliance with the adopted Future Land
Use Map of the Comprehensive Plan (Chapter VII). The proposed density, 4.10 du/acre
(gross), is in compliance with the future land use classification, medium density
residential, noted on the map. In addition, the Comprehensive Plan envisions amulti-use
public pathway along the South Slough, adjacent to the south side of the proposed
subdivision. The subject application includes the construction of the pathway adjacent to
the subdivision. The subdivision's design also accommodates the future neighborhood
center on its north boundary.
Venable Lane is located at the half-mile line between Meridian Road and Linder Road
and is shown in the Comprehensive Plan (Chapter VI) as a future collector roadway. If
Venable were improved as a collector, a minimum 10-foot wide landscape buffer would
be required along the east boundary of Venable Lane to ensure these lots do not have
double frontage. No buffer is currently proposed. If Venable Lane is not improved as a
public street, the plat conforms as submitted. Staff remains concerned about creating a
situation where the existing private lane becomes an issue similaz to Wingate Lane
adjacent to Packard Acres Subdivision.
b. The availability of public services to accommodate the proposed development;
Staff finds that public services aze available to accommodate the proposed development.
(See the fmdings under "Annexation and Zoning" for more detail.)
c. The continuity of the proposed development with the capital improvement
program;
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Staff finds that the subdivision will not require the expenditure of capital improvement
funds.
d. The public financial capability of supporting services for the proposed
development;
If Venable Lane is considered by the Commission and Council to be a "supporting
service" for Salisbury Subdivision No. 2 and it is necessazy for public funds to be
expended in order to ensure Venable Lane becomes a public roadway, this finding may
not be met. But this is yet to be determined.
e. The other health, safety or environmental problems that may be brought to the
Commission's attention.
Staff finds that there are no other health, safety or environmental problems associated
with the proposed development.
SPECIAL CONSIDERATIONS
Construction Entrance: As noted in the findings, staff has some concern about potential
negative impacts on Salisbury Lane and Lansbury Subdivisions, especially during
infrastructure and initial home construction. Staff is recommending the developer work with
the Salisbury Lane Homeowner's Association, the developer of Clearbrook Estates
Subdivision and adjacent property owners on Venable Lane to develop a construction traffic
plan. (See Site Specific condition #4.)
2. Stormwater Swale Desien: The Commission and Council should note the applicant's
stormwater management for this subdivision is integrated into the right-of--way of all interior
streets and is not anoff-street pond, as the city has typically seen. Across-section of the
design is shown at the top of the preliminary plat. There are no curbs or gutters on any of the
local streets. ACHD staff met with City staff and explained the linear swale design concept
and how they intend to administer the program. This allows the open space azea to be free of
any stormwater conflicts.
3. Imaation District Easement: The applicant submitted to staff written verification that the 40-
foot wide Nampa Meridian Irrigation District (NMID) easement along the South Slough does
not encroach into the adjacent lots. The north easement line of the drain is set at the rear lot
lines of Lots 6 through 11, Block 5. (See Site Specific condition #3 below.)
4. Pronerty Addition to Plat: As discussed during the Clearbrook Estates hearings, there is a 30-
foot wide strip of land abutting the southeast comer of this plat, through which Indian Rocks
Street will be extended. The land is already annexed and includes a 10" sewer trunk that
serves Lansbury Subdivision. The revised plat shows Indian Rocks connecting through this
strip and it is proposed as part of the 15% open space. Since a minimum 14-foot wide access
road is required for Public Works sewer access, staff recommends either the access road be
improved as grasscrete or similar material or these two lots be removed from the open space
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calculation. The applicant should clarify at the P&Z Commission hearing how these two lots
will be improved.
5. Venable Lane Access & Function: On January 26, 2004, ACHD and City staff met with the
applicant, Scott Stanfield, to discuss the viability of Venable Lane becoming a public
collector roadway in the future. It is designated as such on the 2025 Long Range Highway &
Street Map, prepazed by COMPASS. At issue is whether Venable Lane should be preserved
as a future public street and whether Salisbury No. 2 should provide a public street stub to
Venable along the west boundary. P&Z staff is very concerned about Venable Lane
becoming a de facto collector without becoming public right-of--way and, as such, we should
preserve the entire lane as a public street (approx. 1,700 feet). However, given that build-out
traffic counts at the south end would not dictate the need for the entire lane going public, we
conceded that it is more likely the northernmost 1,000 feet of Venable will become public,
but not the southern 700 feet, or so. As such, P&Z staff supports the relocation of the stub
street on the revised plan from the west boundary to the north boundary.
That beine said, we recommend the Commission review the issue of whether or not W
Claire Street (or another street) be provided to the west to allow for east-west vehicular
movement across Venable (even though it won't be improved as a public street) The 4/13/04
plat shows a stub but the 6/24/04 plat shows only a common azea for pedestrian access
SITE SPECIFIC CONDITIONS OF APPROVAL (PRELIlVIINARY PLAT)
1. 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 Pazk'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.
AZ-03036 Rev, PP-0J-OQ Rev, CUP-00-016 Salsbury Sub Na 2rev.CUP.AZ.PP
Planning & Zoning Commission/Mayor & City Council
July 1, 2004 (P&Z Hearing Date)
Page 12
5. 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 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 (if granted). The applicant shall ensure this lot
meets the minimum 50-foot width with the final plat.
8. All areas being counted toward 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 are 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 are 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.
12. The applicant has indicated that the pressurized irrigation system within this development
AZ-0}.036 Rev, PP-03Ag2 Rev, CUP-04AI6 Salisbury Sub No 2m.CUP.AZ.PP
Planning & Zoning Commission/Mayor & City Council
July 1, 2004 (P&Z Hearing Date)
Page 13
is to be owned and operated by the Nampa & Meridian Irrigation District. Underground
vear-round pressurized irrigation must be provided to all lots within this development.
The City of Meridian requires that pressurized irrigation systems be supplied by a year-
round source of water. Applicant shall be required to utilize any existing surface or well
water for the primary source. If a surface or well source is not available, asingle-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 PLATT
1. 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.
3. 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.
7. 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 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:
AZA3-036 Rev, PP-03A43 Rev, CUP-00.016 Selubury Sub No hev.Q)P AZ.PP
Planning & Zoning Commission/Mayor & City Council
July 1, 2004 (P&Z Hearing Date)
Page 14
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.
CONDITIONAL USE/PLANNED DEVELOPMENT FINDINGS
The Commission and Council shall review the particular facts and circumstances of each
proposed conditional use in terms of the following, and may approve a conditional use permit if
they shall find evidence presented at the hearing(s) is adequate to establish (Il -17-3):
A. That the site is large enough to accommodate the proposed use and all yards, open
spaces, parking,' landscaping and other features as may be required by this
ordinance;
Staff finds that the subject property is lazge enough to accommodate the requested use
and all other required features if the planned development is approved. All residential
lots are of adequate size and shape to accommodate homes that would comply with the
proposed dimensional standards.
B. That the proposed use and development plan will be harmonious with the Meridian
Comprehensive Plan and in accordance with the requirements of this Ordinance;
The current Comprehensive Plan Land Use Map designates the property as Medium
Density Residential. Staff finds that the proposed residential development does comply
with Meridian's Comprehensive Plan policies. See item A under Annexation and Zoning
Analysis.
C. That the design, construction, operation, and maintenance will be compatible with
other uses in the general neighborhood and with the existing or intended character
of the general vicinity and that such use will not adversely change the essential
character of the same area;
Staff finds the design concept to be compatible with the intended character of the area.
See item E under Annexation and Zoning Analysis.
D. That the proposed use, if it complies with all conditions of the approval imposed,
will not adversely affect other property in the vicinity;
Staff does not anticipate that the proposed development will have an adverse impact on
the surrounding property. However, the Commission and Council should consider any
testimony given at the public hearings before making this finding.
E. That the proposed use will be served adequately by essential public facilities and
AZ-03-036 Aev, PP-03-042 Aev, CUP-04-016 Salisbury Sub No 2rev CUP.AZ.PP
Planning & Zoning Commission/Mayor & City Council
July 1, 2004 (P&Z Hearing Date)
Page 15
services such as highways, street, police, and fire protection, drainage structures,
refuse disposal, water, sewer or that the person responsible for the establishment of
proposed conditional use shall be able to provide adequately any such services;
See comments under Annexation & Zoning Analysis item G.
F. That the proposed use will not create excessive additional requirements at public
cost for public facilities and services and will not be detrimental to the economic
welfare of the community;
See comments under Annexation & Zoning Analysis item H.
G. That the proposed use will not involve activities or processes, materials, equipment,
and conditions of operation that will be detrimental to any persons, property, or
general welfare by reason of excessive production of traffic, noise, smoke, fumes,
glare or odors;
See comments under Annexation & Zoning Analysis item I.
H. That the proposed use will have vehicular approaches to the property which shall be
so designed as not to create an interference with traffic on surrounding public
streets;
See comments under Annexation & Zoning Analysis item J.
I. That the proposed use will not result in the destruction, loss or damage of a natural,
scenic or historic feature considered to be of major importance.
See comments under Annexation & Zoning Analysis item K.
SPECIAL CONSIDERATIONS -CONDITIONAL USE PERMIT
Amenities: The first amenity, a gazebo, is depicted on the face of the plat and
proposed in the southwest comer of the development. The second amenity is
proposed to be 15% open space. (It should be noted that the 15% calculation includes
the two lots in the southeast comer which have sewer easements that preclude the
planting of trees.) The third amenity is the public pathway (approximately 925 feet in
length) along the South Slough. The Commission and Council should review these
proposed amenities and deternvne if they are "appropriate to the size and uses of the
proposed development" per Ordinance 12-6-2.3. Staff recommends approval of the
amenities as proposed.
2. Micropath Lot: It is unclear from the plat if a micropath is intended to be constmcted
within Lot 12, Block 1. The applicant should address this at the Commission public
hearing.
AZ-03-036 Rev, PP-03A42 Rev, CUP-04-O1fi Salisbury Sub No 2rev CUP.AZ.PP
Planning & Zoning Commission/Mayor & City Council
July 1, 2004 (P&Z Hearing Date)
Page 16
SITE SPECIFIC CONDITIONS OF APPROVAL (CUP / PDl
1. All conditions of the accompanying Preliminary Plat application shall also be considered
conditions of the CUP.
2. This conditional use permit shall be subject to the expiration provisions set forth in MCC
11-17-4.B.
3. The project shall conform to the modified dimensional standazds, as follows:
• Minimum lot frontage: 50 feet
• Minimum lot size: 4,550 square feet
• Minimum block length: 300 feet (measured along the longest distance within a
contiguous block)
4. The following amenities are required for the project: The first is a gazebo with a picnic
area. The second amenity is a minimum 10-foot pathway along the South Slough. Both
amenities are located on Lot 14, Block 1, as depicted on the landscape plan.
5. All construction and site improvements shall conform to the requirements of the
Americans with Disabilities Act and the adopted building and fire codes.
6. Revised Plans: Staff recommends that the plans be modified in compliance with this
report and any additional conditions from the Commission and that the applicant submit
10 copies of all revised plans (plat and landscape) at least 10 days prior to the next
hearing on this application.
Staff recommends approval of the proposed annexation, rezone, condifional use and preliminary
plat with the conditions noted above. The unanswered questions revolve around two main issues:
1. Timing of Indian Rocks Street construction and the provision of this second access; and
2. Extension of a stub street to Venable Lane.
AZ-03-036 Rev, PP-0}.042 Aev, CUP-04-016 Salisbury Sub No 2rev.CUPAZ.PP
MAYOR
Tammy de Weerd
CITY COUNCIL MEMBERS
Shaun Wazdle
William L. M. Nary
Charles M. Rountree
Keith Bird
LEGALDEPARTMENT
(208) 4GG-9272 • FAX 4664405
PARKS & RECREATION
(208) 888-3579 • Fax 898-5501
PUBLIC WORKS
(208) 898-5500 • Fax 887-1297
BUILDING DEPARTMENT
(208) 887-2211 • Pax 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: June 24, 2004
Transmittal Date: June 16, 2004 Hearing Date:
File No.: PP 03-012 -REVISED
7, 2004 - REV/5ED
Request: Preliminary Plat approval for 81 single-family residential building lots and 11common
lots on 79.7 acres in a proposed R-8 zone for Salisbury Subdivision No. 2
By: Eati ,Mason 8 Sta
Location of Property or Project:
south of West Ustick Road and west of North Meridian Road
David Zaremba, P/Z (No FP)
David Moe, P/Z (No FP)
Wendy Newton-Huckabay, P2 (NO FP)
Michael Rohm, P/Z (No FP)
Keith Borup, P2 (No FP)
Tammy de Weerd, Mayor
Bill Nary, C/C
Charlie Rountree, C/C
Keith Bird, C/C
Shaun Wardle, C/C
ater Department
Sewer Department
Sanitary Service (No VAR, VAC, FP)
Building Department
Fire Department
Police Department
City Attorney
City Engineer
City Planner
Parks Department
Meridian School District (No FP)
Meridian Post Office (FPiPP ~~ty)
Ada County Highway District
Ada County Development Services
Central D' t' Health
~lariip~ ri n brig. District
Settlegation District
a}i0, P. f Co. (FP/PP Doty)
St (FPiPP Doty)
fain Gas (FPrPP only)
Bureau of Reclamation (FP/PP ~~ty)
Idaho Transportation Department (No FP)
Ada County Land Records
Meridian Development Corporation
Historical Preservation Commission
Your Concise Remarks:
t~ ,
,
' ;;
, ~ i,
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
nwwn
TAMMV DE WEERD
COUNCIL MEMBERS
WILLIAM L.M. NARY
KEITH BIRD
CHARLIE M. ROUNTREE
SHAUN WARDLE
RURAL FIRE COMMISSIONERS
RICHARD GREENE
TERRY LEIGHTON
c.,....,.. n.....„-..
u~v of
C~ri~i~c~t
W
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~Tne..vu~acVwty
iii
v,nmr
KEN W. BOWERS
DEPUTY CHIEF-FIRE PREVENTION
JOSEPH SILVA
DEPUTY CHIEF - TRAMING
BILL JOHNSON
540 East Franklin Road
Meridian, ID 83642
(208)888-1234
Fax (208)895-0390
MERIDIAN CITY/RURAL FIRE DEPARTMENT
June 22, 2004
~ C~.F jar
TO: Meridian Planning & Zoning Commission
FROM: Joseph Silva, Deputy Chief, Fire Prevention j~N Z 3 ZQl~tt
~~it~; Oflb7critlisr
SUBJECT: CUP 04-016, PP 03-012 Salisbury Subdivision #2 c7~ty C;larJi Oftich
The following will be the requirements and/or concerns to provide minimum levels of fire
protection for the proposed project:
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 (west/easUnorth/south).
The two entrances shall be separated by no less than %z the diagonal measurement of
the project. This can be met by providing an emergency access connection to
Venable Lane.
2. Building setbacks shall be per the Building Code for one and two story
construction.
William G. Berg Jr.
City Clerk
City of Meridian
33 East Idaho Ave.
Meridian, ID 83642
~ ~~ ~ ~~~
1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-4395
FAX # 208463-0092
~tECEIVED
RE: Salisbury Subdivision #2
Dear Will:
JUN 2 82004
City of Meridi.:
City Clerli C)iii~
Phones: Area Code 208
OFFICE: Nampa 4667861
SHOP: Nampa 466-0663
CUP04-016/REVISED:
Nampa & Meridian Irrigation District has no comment on the above referenced
application for Conditional Use Permit for a Planned Development for reduced lot
frontages, lot size and block lengths that are less than the 500' minimum in a
proposed R-8 zone for this proposed project.
PP 03-012/REVISED:
Nampa & Meridian Irrigation District requires that a Land Use Change
Application be filed, for review, prior to final platting. Please contact Donna
Moore at 466-7861 for further information.
All laterals and waste ways must be protected. The District's Finch Lateral
courses along the sou±h boundary of this proposed project. This easement must be
protected and any encroachment without a signed License Agreement and
approved plan, before any construction is started, is unacceptable.
All municipal surface drainage must be retained on site. If any municipal surface
drainage leaves the site, the Nampa & Meridian Irrigation District must review
drainage plans. The developer must comply with Idaho Code 31-3805. It is
recommended that irrigation water be made available to all developments within
the Nampa & Meridian Irrigation District.
Page 1 of 2
APPROXIMATE IRRIGABLE ACRES
RIVER FLOW RIGHTS -23,000
BOISE PROJECT RIGHTS - 40,000
22 June, 2004
Will Berg
City of Meridian
Salisbury Sub. No. 2
22 June, 2004
Page 2 of 2
AZ 03-03b/ItEVISED:
Nampa & Meridian Irrigation District has no comment on the above referenced
application for Annexation and Zoning of 19.7 acres from RUT to R-8 zones for
Salisbury Subdivision No. 2.
This proposed project is to be hooked up to Nampa & Meridian Irrigation District's
pressure imgation. All of this must be reviewed before Nampa & Meridian Irrigation
District will make any final comments.
Thank you,
~~~
Bill H son
Asst. Water Superintendent
Nampa & Meridian Irrigation District
BH/dbg
C: Water Superintendent
Eazl Mason & Standfield
Rider 3
File -Office/Shop
~ & ~~~~ COPY
1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-4395
FAX # 208-463-0092
R. Scott Stanfield, P.E.
Earl, Mason and Stanfield, Inc.
314 Badiola Street
Caldwell, ID 83605
RECEIVED
JUN 2 82004
Phones: Area Code 206
OFFICE: Nampa 466-7861
SHOP: Nampa 466-0663
City of Meridian
City Clem Officc
RE: Land Use Change Application -
Dear Mr. Stanfield:
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,
onna N. Moore, Asst. Secretary/Treasurer
NAMPA & MERIDIAN IRRIGATION DISTRICT
DNM/smc
cc: File
Water Superintendent
Ride - 3
Will Berg, City Clerk, Meridian City
Woodside Properties, LLC, 1282 E. Braemere Road, Boise, ID 83702-1852
enc.
APPROXIMATE IRRIGABLE ACRES
RIVER FLOW RIGHTS - 23,000
BOISE PROJECT RIGHTS - 4D,000
6 June 2004