HomeMy WebLinkAboutMemo from Brad Hawkins-Clark
Memo
RECEIVED
MAR 0 72003
To:
Mayor and City Council
City Of Meridian
City Clerk Office
From: Brad Hawkins-Clark, Interim Planning Director
CC: Gary Smith, Brad Watson, Clint Boyle (Pinnacle Eng.)
Date: March 7, 2003
Re:
March 11 Pre-Council- Silvercreek Subdivision (Lee Centers)
This item was continued from the February 4th Pre-Council Meeting, due primarily to
the absence of Councilman Bird at that meeting to participate in the discussion. Prior
to the February meeting, you received an analysis (dated 2-3-03) from Gary Smith
reo the five (5) development scenarios submitted by Clint Boyle/Lee Centers for this
152 acres on S. Linder Road. Since the February meeting, the City has also
received three different letters from Clint Boyle reo the proposed Silvercreek
Subdivision (see your packets).
To recap -- the purpose of this discussion is to provide Mr. Centers with a more
formal City of Meridian position on t his Area of Impact development prior to his
application to Ada County. During his pre-application meeting with Ada County
Development Services, Mr. Centers was told that the county would look heavily to
the City of Meridian for guidance and input, especially related to urban services.
The Planning & Zoning Department reviewed the five development scenarios
presented. Clearly, the ideal scenario for the City of Meridian is not presented; that
is, for this land to remain undeveloped until the Black Cat Trunk is extended south of
1-84. That is the primary intent of the Ada County Rural-Urban Transition zone - to
serve as a type of holding zone until urban services are available. However, since
that is not an option for Mr. Centers, I offer these additional considerations for the
Mayor and Council:
1. Master Plan: The P&Z Department believes it is in the best interest of all
parties involved (Ada County, City of Meridian, Developer) to conceptually
review the entire 152-acre development rather than see multiple,
subsequent, partial phasing. In that light, I requested Pinnacle to provide a
conceptual master plan/sketch plat to allow the Public Works Department
opportunity to compare the road network with the Master Facilities Plan and
to analyze street connectivity with adjacent parcels. We are not comfortable
making a ny recommendations based 0 nly upon the 39-iot plat previously
submitted.
2. Path of Annexation: The subject property is bounded on the north by
Kentucky Ridge Estates Subdivision and on the east by Meridian Heights
Subdivision. Both of these developments are within Ada County. In addition,
Pebble Lane Estates and Eggers Subdivisions (1-3 acre lots) I ie west of
Bear Creek Subdivision, on the west side of Stoddard Road. These
developments create a difficult path of annexation to this property. Unless
non-consensual annexation is considered a viable option by the city, it is
conceivable that this property would not be annexable until the property
south of Meridian Heights develops with urban services. A critical question
for the Mayor and Council to consider is whether or not Meridian will
consider a future annexation of Kentucky Ridge Estates.
A point of interest is that an ACDS condition of the Kentucky Ridge Estate
subdivision (recorded October 12, 1995) was as follows: "This development,
Kentucky Ridge Estates, must connect to Meridian municipal sewer once
these services are reasonably available and shall be installed in such a way
as to easily disconnect from Meridian Heights community sewer service."
3. Preferred Scenario lif Council decides to approve one of the five scenarios
presented): One of the purposes of the Area of Impact boundary is to
delineate those areas within Ada County where urban development is
targeted to occur. Scenarios 1-3 do not accomplish this goal. Even while
Scenario 3 would allow for smaller, urban-scale lot sizes, the single-sided
sidewalks would make it difficuit to "blend" with a standard street section of a
city subdivision in the future. Scenario 5 would potentially create a much
higher demand upon fire and police services than Scenario 4. Therefore, at
this point, the P&Z Department is recommending a modified Scenario 4. The
modification is that a conceptual plan be submitted which, if approved by
Council, would be included with a Development Agreement (Staff did
consult with Mr. Nichols on the ability of the City of Meridian to act as a
"Third Party Beneficiary" to an Ada County DA and his initial opinion is that
IC 67-6511A would allow the City to tie in some enforcement ability if Ada
County accepts it)
I want to reiterate this memo is only from the P&Z Department and does not include
input or other concerns from the Public Works or other city departments.
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