HomeMy WebLinkAboutSalisbury Subdivision No. 2 CUPRE~~EIVEL~
JUL 3 0 2004
City Of Meridian
City Clerk Office
STAFF SUMMARY
OF
PLANNING AND ZONING COMMISSION
RECOMMENDATION TO CITY COUNCIL
Project Name: Salisbury Subdivision No. 2
Case No(s).: AZ-03-036, PP-03-042, CUP-04-016 _,
Applicant: 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 information regarding 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 r@ odd: 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 16`h, the Council closed the public hearings and ordered the
City Attorney to prepaze Findings of Fact and an Order of Decision for denial of both the
annexation and plat (see staff report). Then, on April 13`h, 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 CONDITIONAL
USE PERMIT APPROVAL FOR A
PLANNED DEVELOPMENT FOR
REDUCED LOT FRONTAGES, LOT
SIZE AND BLOCK LENGTHS LESS
THAN 500' ON 19.7 ACRES IN A
PROPOSED R-8 ZONE FOR
SALISBURY SUBDIVISION N0.2
Case No. CUP-04-016
RECOMMENDATION TO CITY
COUNCIL
EARL, MASON & 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.
The property, which is the subject of this application, is within the Area of Impact
of the City of Meridian.
6. 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.
8. The Applicant requests the Conditional Use Permit for a Planned Development
consisting of 81 building lots with reductions to street frontage, lot size and block
length requirements. The Planned Residential Development designation within
the City of Meridian Zoning and Development Ordinance requires a Conditional
RECOMMENDATION TO CITY COUNCIL FOR CONDITIONAL USE PERMIT APPROVAL FOR A
PLANNED DEVELOPMENT ON 19.7 ACRES IN A PROPOSED R-8 ZONE, BY EARL, MASON &
STANFIELD, INC -CUP-04-016 -Page 1
Use Permit be obtained for most uses including those requested by the Applicant.
(Meridian City Zoning and Development Ordinance, Section 11-8-1).
9. The Meridian Planning and Zoning Commission recognizes that the proposed
application is in compliance with the Meridian Comprehensive Plan.
10. The use proposed which is the subject of this will, in fact, constitute a conditional
use as determined by City policy.
RECOMMENDATION
The Meridian Planning and Zoning Commission hereby recommends to the City
Council of the City of Meridian that they approve the requested Conditional Use Permit
as requested by the Applicant for the property described in the application, subject to the
following:
A. Adopt the Conditions and Recommendations of the Meridian Planning & Zoning
and Public Works Departments, as follows:
SITE SPECIFIC Conditions of Auaroval (CUP / PD)
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.
The project shall conform to the modified dimensional standards, 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
RECOMMENDATION TO CITY COUNCIL FOR CONDITIONAL USE PERMIT APPROVAL FOR A
PLANNED DEVELOPMENT ON 19.7 ACRES IN A PROPOSED R-S ZONE, BY EARL, MASON &
STANFIELD, INC -CUP-04-016 -Page 2
codes.
B. Adopt the Recommendations of ACRD 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 IN THE
FUTURE".
5. Construct the internal roadways as 36-foot street sections with curb, gutter
and S-foot concrete sidewallc. 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 5-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.
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 home by the developer.
RECOMMENDATION TO CITY COUNCIL FOR CONDITIONAL USE PERMIT APPROVAL FOR A
PLANNED DEVELOPMENT ON 19.7 ACRES IN A PROPOSED R-8 ZONE, BY EARL, MASON &
STANFIELD,INC -CUP-04-016 -Page 3
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 aze 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 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
RECOMMENDATION TO CITY COUNCIL FOR CONDITIONAL USE PERMIT APPROVAL FOR A
PLANNED DEVELOPMENT ON 19.7 ACRES IN A PROPOSED R-8 ZONE, BY EARL, MASON &
STANFIELD, INC -CUP-04-016 -Page 4
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 Recommendations of the Meridian Parks Department as follows:
Pathway and Trail standazds: The proposed pathway and/or trail shall meet the
standards as set forth in the August 2003 Comprehensive Pazks 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 granted before the city will assume the maintenance of
any section of pathway.
3. 5tandazd 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 CONDITIONAL USE PERMIT APPROVAL FOR A
PLANNED DEVELOPMENT ON 19.7 ACRES IN A PROPOSED R-8 ZONE, BY EARL, MASON &
STANFIELD, INC -CUP-04-016 -Page 5