HomeMy WebLinkAboutSalisbury Sub No. 2 AZ 03-036February 17, 2004
MERIDIAN PLANNING 8. ZONING MEETING
APPLICANT Ear{, Ma$On, and Stanfield, Inc.
AZ 03-036
February 19, 2004
ITEM NO. 9
REQUEST Public Hearing -Request for annexation and zoning of 19.7 acres from RUT to R-8 zones
for proposed Salisbury Subdivision No. 2 -south of West Usticlc 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:
COMMENTS
See attached Staff Comments
CENTRAL DISTRICT HEALTH:
NAMPA MERIDIAN IRRIGATION:
SETTLERS' IRRIGATION: ~~~
IDAHO POWER:
INTERMOUNTAIN GAS:
OTHER: See ttached leffer from Earl; Mason ~ Stanfield
Contacted: p (~i Date: Phone: ~,
Emailed: N -D4? Staff Ini ials:
Materiab presented at public meetings shall become property of the City of eri Tan.
HUB OF TREASURE VALLEY
MAYOR A ri00d P1aCR t0 L1VE LEGAL DEPARTMENT
(208)466-9272 • Fax 466.4405
Tammy ~ µ,~ CITY OF MERIDIAN PUBLIC WORKS
CITY CGUNCIL MEMBERS 33 EAST IDAHO BUILDING DEPARTMENT
William L.M. Nary (208) 898-5500 ~ Pax 887-1247
' MERIDIAN, IDAHO 83642
vd
xeith B (208) 888.4433 ~ FAX (208) 887.4813 PLANNING AND ZONING
Shaun. Wardle City Clerk Office Fax (208) 888-0218 DEPARTMENT
Charles M. Rcuvlree (208) 884-5533 ~ FAX 888-6854
Transmittal Date: January 12, 2004
STAFF REPORT: P&Z Hearing Date: January 15, 2004
REVISED: Februar~y,112, 220p04 g
To: Mayor, City Council and Planning & Zoning Commission RF C E ~ V ~~ 1~
From: Brad Hawkins-Clark, Principal City Planner`-- FEB 1 3 2Q04
Bruce Freckleton, Senior Engineering Tech ~ City Of Mcridiaix
(i,ty Clerk Office
Re: Salisbury Subdivision No. 2
• Annexation and Zoning of 19.7 Acres from RUT to R-8 (Medium Density
Residential), by Earl, Mason, and Stanfield, Inc. (File No. AZ-03-03~
• Preliminary Plat Approval of Seventy-two (72) Building Lots and Two (2)
Other Lots on 19.7 Acres in a Proposed R-8 Zone, by Earl, Mason, and
Stanfield, Inc. (File No. PP-03-042).
We have reviewed the above referenced submittals and offer the following comments, as
conditions of approval These conditions shall be considered in full, unless expressly
mod~ed or deleted by motion of the Meridian City Couucil:
APPLICATIONS SUMMARY
(2/12/04 Revision Note: This amended sta,~' report is based on the revised Preliminary Plat
dated 1/13/04, received by the City on 2/4/04. The original plat was dated 11/25/03. The first
revision was dated 1/5/04, which extended Indian Rocks Street to Clearbrook Estates in the
southeast comer of the plat. This final revision is based upon the 1/12/04 staff report and the
1/15/04 P&Z Commission public hearing. The mast substantial modification to the 1/]3/04 plat
is the relocation of a stub street from the west property dine (Claire) to the north property line
(Kelsey Way). In addition, ACRD took final action on the appdication -see their staff report
dated 2/5/04. The number of buildable lots remains the same (72).
All deletions to this staff report are shown as strike#krsughs and all additions are shown. in bold
and underlin~J
The applicant, Eazl, Mason, and Stanfield, Inc., has applied for annexation and zoning and
preliminary plat approval of seventy-two (72) building lots and tvve (~) four 4 other lots on
19.7 acres of land on the west side of Meridian Road, just north 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 pazcels 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
AZ03-036, PP-03-044 SnlieUvYSUb NO2mAZPP
Planning & Zoning Commission/Mayor & City Council
January 15, 2004 (P&Z Rearing Date)
Page 2
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 Cleazbrook Estates Subdivision
(Indian Rocks St). The final plat for Cleazbrook 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 Clearbrook
Estates.
The proposed building lots range in size from 6,500 square feet up to 19,047 squaze feet. The
average lot size is %;244 8.271 square feet. The gross density of the proposed subdivision is 3.65
dwelling units per/acre and a net density of 4.60 dwelling units per acre. This matches the
Comprehensive Plan future land use designation of Medium Density Residential (up to 8
du/acre). The proposed subdivision has approximately 5.2% 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 ACHD staff report
recommends a modification to the site layout which conflicts with P&Z staffs original
recommendation. Specifically, Venable Lane, a 40.foot wide private street held under separate,
fee simple ownership from adjacent property owners, extends from Ustick Road to the southwest
corner of the subject parcel. ACHD policy does not allow W. Claire Street, a public street, to
connect to a private lane and, further, ACRD is not willing to accept public dedication of
Venable. a nR~ cr a {1P ~, ~ ,. ,.,.., ~, ,., ~ ,.
«,,..« v....i.,° .,,,° .,a ,.° ° ,...,,r. ~.~°°. «,.° a.«.. (See further analysis below
under "Preliminary Plat Finding A.")
Staff is recommending approval of both applications with conditions. T'°-°°°°-, a~°'° ``•°'°°'-
LOCATION
The property is located on the east side of Venable Lane, approximately'/: mile west of Meridian
Road and '/< 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 Coutrty)
East: Salisbury Lane Subdivision, Lansbury Subdivision and Cleazbrook Estates Subdivision
(not built), all zoned R-4
AZA3-036, PP-03-042 Salisb~vy SLb NO2rev.AZPP
Planning & Zoning Commission/Mayor & City Council
January 15, 2004 (P&Z Hearing Date)
Page 3
South: Waterbury Pazk 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 standazds 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 fmds 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 tazget 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 °-°, '^~ ode
two stub streets and lots averaging 6,500 to 6,800 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. In addition, below are other Comprehensive Plan
policies which support the annexation request (Staff analysis is shown in italics):
"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 arty 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
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Planning & Zoning Commission/Nlayor & City Council
January 15, 2004 (P&Z Hearing Date)
Page 4
"Require pedestrian access in all new developmern 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 irno new residential subdivision
plats." (Ch. Vq Goal IV, Obj. C, #3)
There is one key Comprehensive Plan policy which may not be met if the plat that
accompanies the annexation request is approved as submitted (see Finding "B" under
Preliminary Plat for further analysis.):
"Collectors shall be Iodated 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. As monosed a minimum 10 foot wide landscape buffer will be required
along the east boundary of Venable Lane to ensure the lots do not have double
frontage. "' '•-~ ~ ~° ~••~~'~''•• ~~...,,.....a In addition, ACHD would require a
minimum 40 foot wide street section for I~enable tf it becomes a collector.
Assuming this amount ofright-of-way, due to the overlapping easement for the
Flack Drain on the west side of vemrble, this would sign~cantty impact the dots
on the west boundary of Salisbury No. 2. Staff is also concerned about creating a
situation where the existing private lane becomes an issue similar to Wingate
Lane adjacent to Packard Acres Subdivision.
B. Is the area ioclnded in the zoning amendment intended to be rezoned in the future;
Staff does not anticipate that the applicant irnends to rezone the subject property in the
future. There are several large, undeveloped county parcels west of this land and
additional rezone requests are anticipated on these parcels in the future.
C. Is the area included io the zoning amendment intended to be developed io the
fashion that would be allowed under the dew zoning-for example, a residential area
turning into a commercial area by means of conditional use permits;
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Planning & Zoning Commission/Mayor & City Council
January 15, 2004 (P&Z Hearing Date)
Page 5
Staff finds that the proposed single family residential subdivision would be allowed
within the requested zoning district ofR-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 io 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 similaz 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 largely built-out and services aze available for expansion.
Ustick Road is not programmed within ACHD's Five Year Work Program or Capital
Improvement Program. Sidewalk improvements are anticipated as part of the city pazk
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 character of the subject property and adjacem farmland (to west). If only one
public street (W. Sedgewick Dr) is used for construction traffic and future resident
access, the essential chazacter of Salisbury Lane Subdivision would be negatively
impacted. However, if Indian Rocks Street (in pending Clearbrook Estates) is constructed
as a second vehiculaz access for this developmer, it will better distribute the traffic and
have less of an impact on nearby 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
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;
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Planning & Zoning Commission/Mayor & City Council
January 15, 2004 (P&Z Hearing Date)
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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 protection, 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
applicarn. The applicant shall be required to extend water mains to and through the
proposed developmentrt, thereby making them available to the adjacent properties. The
applicant andlor 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 ACHD, 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 6e 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 700 additional vehicle trips
per day. However, staff does not feel that the amount generated will be detrimetrtal to the
public welfaze if all City and ACRD conditions of approval are met.
Staff fmds that the proposed subdivision will not involve uses that would create other
nuisances that would be detrimental to the general welfare of the surrounding area.
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;
azasn3s, rr-o~u<z sm~n~r swwxm.nz.er
Planning & Zoning Commission/Mayor & City Council
7anuary 15, 2004 (P&Z Hearing Date)
Page 7
As noted under Finding "E" above, the traffic and exiating 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 ACRD comments concerning vehicular
approaches and traffic generation. ACHD has ne~yet approved the Salisbury Subdivision
No. 2 preliminary plat application as revised on 1/13/04.
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 fmds that all essential services are available or will be provided by the developer to
the subject prapeity 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.
Staff finds it would be in the best interest of the City of Meridian and the existing and
future residents within Section 1 (T3N, R1W) for Venable Lane to be acquired and
dedicated as a public collector roadway. While the City cannot require the subject
developer to improve Venable Lane as part of this application (off-site improvement that
is not directly related to the health, welfaze and safety of Salisbury Subdivision No. 2
residents), we do feel it is in their best interest to ensure Venable is made available in the
future. Staff recommends the Commission and Council give special
discussion/consideration to this finding,
ANEXATION AND ZONING CONDITONS 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.
2. 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
AZ03036, PP-03-044 Seli.b~vy SLb No 3evAZ.PP
Planning & Zoning Commission/Mayor & City Council
January 15, 2004 (P&Z Hearing Date)
Page 8
available from the City of Meridian. Wells may be used for non-domestic purposes such as
landscape irrigation.
All irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting, crossing
or lying adjacent and corniguous to the parcel 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.
PREL1144III~TARY 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/Counci] 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, 3.65 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, adjacern 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 V[) as a future collector roadway. As
such, a minimum 10-foot wide landscape buffer will be required along the east boundary
of Venable Lane to ensure the lots do not have double frontage. rr~ x.••4r - ~° -••--°°•'••
proposed: The preliminary plat does not propose to acquire and/or dedicate any of
Venable Lane as a public street (not under their ownership), To fully comply with the
Comprehensive Plan, Staff finds the subdivision should be designed with the assumption
that Venable Lane will function as a collector in the future, at least from Ustick Road to
Salisbury No. 2's north bouudarv.
b. The availability of public services to accommodate the proposed development;
Staff finds that public services are available to accommodate the proposed development.
(See the findings under "Annexation and Zoning" for more detail.}
AZ03-036, PP-03-042 Saliabi¢y SW Na Lev.AZ.PP
Planning & Zoning Commission/Mayor & City Council
January 15, 2004 (P&Z Hearing Date)
Page 9
c. The continuity of the proposed development with the capital improvement
Progrom+
Staff finds that the subdivision will not require the expenditure of capital improvement
funds.
d. The public fmaucial 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 necessary 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 #5.)
2. Stormwater Swale Design: The Commission and Council should note the applicant's
stormwater management for this subdivision is imegtated 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 area to be free of
any stormwater conflicts.
3. Irrigation District Easement: The applicam submitted to staff written verification that the 40-
foot wide Nampa Meridian Irrigation District (IVMID) easement along the South Slough does
not encroach into the adjacent lots. The north easement Gne of the drain is set at the rear lot
lines of Lots 6 through 11, Block 5. (See Site Specific condition #3 below.)
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AZ-03-036. PP-03-062 SilwGvy SUb bb lrev.AZ.PP
Planning & Zoning Commission/1vlsyor & City Council
January 15, 2004 (P&Z Hearing Date)
Page 10
(Applicant complied.)
Property 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 but the plat boundary was not adjusted. Staff is recommending this land be added to the
subject plat. (See Site Specific condition #6.)
6. Venable Lane Street Buffer: Staff is recommending the subdivision be designed under the
assumption that Venable Lane will become a public collector, at least as far south as the
subdivision's north bouudarv. This will involve a proactive position on behalf of the City
since ACfID has no mechanism to exact this right-of--way from the property owner(s).
However, we feel it is a strategic element of creating an irner- connected and accessible azea
in the future.
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complied.)
7. Venable Lane Access & Function: On danuarv 2G. 2004, ACHD and City staff met with
the a~oGcant. Scott Stanfield, to discuss the viability of Venable Lane becomine a
nublic collector roadway in the future. It is designated as such oo the 2025 Lone Rance
Hiehwav & Street Man, prepared by COMPASS. At issue is whether Venable Laae
should be preserved as a future nublic street and whether Salisbury No. 2 should
right-of-way and, as such, we should ureserve the entire lane as a nublic street (aooros.
1.700 feet). However, eiven that band-out traffic counts at the south end would apt
dictate the need for the entire lane going nublic. we conceded that it is more likely the
northernmost 1,000 feet of Venable will became nublic. but not the southern 700 feet, or
so. As such, P&Z staff sunoorts the relocation of the stub street on the revised nlan
from the west boundary to the north boundary.
That being said. we are still rreommeudine a condition that helps to ensure the private
Venable Lane is not utilized as apublic street upon future redevelopment of the other
three (31 parcels which currently have access rights to the lane. (See Site Sneciiic
condition #16 below.)
SITE SPECIFIC CONDITION3 OF APPROVAL (PRELIIVIINARY PLATT
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
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Planning & Zoning CommissionlMayor & City Council
January 15, 2004 (P&Z Hearing Date)
Page 11
Pathway Agreement with the Nampa Meridian Lrigation 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. The applicant shall correct the note at the bottom of the preliminary plat that
calls out a " 20' walking path."
2. The vacation of the existing Idahq Power Co. power line easement shall be approved by
all applicable agencies prior to the City Engineer signature of the final plat.
As proposed, the NMID easemern along the South Slough shall not encroach into the
buildable lots within Block 6.
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. The Commission should determine if all of the South
Slough common lof qualifies as open space. )T necessary, based on the, Commission
' i n revised open space figures shall be shown on Note #12, Development Data
5: Prior to City Council approval of the preliminary 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.
6.
. A
minimum 14-foot wide compacted gravel access road shall be required over the existing
sanitary sewer main easement that lies within Lot. 23. Block 1 and Lot 9. Block 5.
7. Per Ordinance 12-13-15-9, six-foot "open vision" or four-foot solid fencing is proposed
adjacent to the micropath lot (Lot 10, Block 1). Similar fencing is required adjacent to
the South Slough pathway (Lot 5, Block 5). Suhmit a revised fencing plan with the final
plat. The developer shall construct the South Slough perimeter fence on the rear lot lines
of Lots 6 - 11, Block 5.
~ r >
the west side of lJets l ~Bleeit 1, ne aw ~. ~~~~et-S '
a":~ " ","..a" ".....,,. t..,cc r _ v.,.."t,t.. ~ " Applicant Complied.)
9. 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.
AZ03-0M, PP-03-042 Salisbury Sub No 3rvAZ.PP
Planning & Zoning Commission/Mayor & City Council
January 15, 2004 (P&Z Hearing Date)
Page 12
10. Applicant shall review the alignment of the gravity irrigation line shown on the north side
of W. Sedgewick and the east side of N. Ridgebury Way and, if feasible, re-align the pipe
to avoid placing manholes in the front yards. A possible re-alignment may be to follow
the existing ditch that is shown through the middle of Blocks 2, 3 and 5.
1 I. Please submit up-to-date groundwater monitoring report to the Public Works Departmern
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 areas (detention/retention basins) must be
designed to ensure that water will percolate or discharge within a period of time not to
exceed 2A hours for all stones 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.
12. 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.
13. Domestic water service to this site shall be via wain 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.
14. 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 requves that pressurized irrigation systems be supplied by a year-
round source of water. Applicarrt 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 fbr the payment of assessments for the
common areas prior to signature on the final plat by the Meridian City Engineer.
7 c A ««I:..,.«+ ..1-,.71 ....1.«.:+ 1 n .. ..C..e..:...~A ..1.,+ ..«A 1....,7......«..lCe....:......1........ .. +.. +b...
YY «Y «
. (Applicant complied.)
A7.-03036. PP-03-0M1f SaliebmY SUb NO2rev.AZPP
Planning & Zoning Commission/1vlayor & City Council
January 15, 2004 (P&Z Hearing Date)
Page 13
16. Prior to .the Citv
notarized statemen
currently eniov ine
state, in eti'ect. the
Lane at such time
available to their D.
Council Dublic hearing, the aDDlicant shall obtain written,
t$ from the recorded owners of the other three (3l Darcels which
rasa/egress easement rights to Venable Lane. Said statement shall
w will relioauish their eaisting iDgress/egress rights to Venable
as a new Dublic street access. other than Ustick Road, is made
~~~
STANDARD CONDITIONS OF APPROVAL (PRELIlYIIJVARY 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 placemern with the City of Meridian Public Works Department.
Two-hundred-fitly and one-hundred-watt, high-pressure sodium streetlights will be
required at locations designated by the Public Works Departmern. 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 equivalern 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.
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.
AZ-03-036, PP-ffiOR Sileb~vy SLb Na 1rev.AZ.PP
Planning & Zoning CommissionfMayor & City Council
January 15, 2004 (PBcZ Hearing Date)
Page 14
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.
RECOIVIMENDATION
Staff recommends approval of the proposed annexation, rezone and preliminary plat with the
conditions noted above. ,
. Also, Findings "A," "E," and "T' under Annexation and Zoning and
Finding "A" and "D" under Preliminary Plat must be resolved prior to all the required findings
being made for these applications. 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 Venable Lane as a public collector.
To fully comply with the Comprehensive Plan, staff finds the subdivision should be designed
with the assumption that Venable Lane will function as a collector in the future. However, since
ACHD is not prepared to participate in any right-of--way acquisition and will not approve W.
Claire Street (a public street) stubbing to Venable Lane (a private street), more time is needed for
the City to explore this issue.
..
AT.-03936. PP-03-0bt $eliebivy Sip No ZrvAZ.PP
EARL, MASON, & STANFIELD, INC.
PROFESSIONAL ENGINEERS, LAND SURVEYORS, & PLANNERS
314 BAnIOLA STREET
CALDWELL, IDAHO 83605
January 12, 2004
Mr. Will Berg
City Clerk
33 East Idaho
Meridian, ID 83642
RECFIV~D
JAN 1 ~ 200p
City Of Meridian
City Clerk Office
Re: Salisbury Subdivision No. 2 -City Staff Report
Mr. Berg:
TELEPHONE: (208) 454-0256
FAx:(208)454-0979
Email: sstant'ield@emands.net
We have reviewed the staff report dated January 12, 2004 and offer the following comments
regazding the "SITE SPECIFIC CONDITIONS OF APPROVAL (PRELIMINARY PLAT)". Our
response numbers correspond to the staff report's condition numbers. Conditions not mentioned
are requirements that we concur with.
SITE SPECIFIC CONDITION OF APPROVAL (PRELIMINARY PLAT)
1. Regarding the last sentence, the preliminary plat will be revised.
4. The open space calculations will be corrected. Since the pathway will be provided along
the South Slough, the open space will include land to the center of the Slough. The area
discussed in comment number 6 will also be included. The total open space provided will
exceed 5% of the total area.
6. The developer is in the process of purchasing the 30' strip of land. The boundary will be
revised and the preliminary plat will include two additional common lots.
8. Said 10' landscape buffer will be added to the preliminary plat to accommodate a possible
future collector street (Venable Lane).
11. The groundwater data submitted reflects the "seasonal high groundwater". This is the
same as the "highest established normal groundwater elevation". It is not the groundwater
elevation discovered the day the test pits were excavated. We have additional monitoring
data, but since the ordinance requires the "highest" elevation, "lower" elevations are moot.
Additionally, this comments states that no "monitoring ports were installed". This is not
true. Monitoring ports were installed at each test pit location. Said ports were utilized to
determine the highest known groundwater elevation for 2003.
15. Revised drawings will be delivered to the City on Tuesday, January 13, 2004.
EARL, MASON, & STANFIELD, INC.
PROFESSIONAL ENGINEERS, LAND SURVEYORS, & PLANNERS
Page 2
Regarding the last page of the report, under "Recommendations" we offer the following:
We will prepare an "optional" layout depicting the street stub to Venable Lane as a
common lot. We do not wish to get caught between agencies, and will let the City direct us
in this manner. We do not wish more time to elapse for this project. We will create the
additional common lot, including pavement, sidewalk, and public utilities. If required, said
lot can be deeded to the city. We feel nothing more can be done by the developer. Both the
City and ACRD will not agree on this aspect and perhaps the common lot is the best option.
We appreciate the City's comments and look forward to the hearing. Please let me know if you
have any questions or need additional information.
Sincerely,
R. Scott Stanfield, P.E.
Earl, Mason, & Stanfield, Inc.
CITY OF MERIDIAN
PUBLIC HEARING
SIGN-UP SHEET
DATE January 15, 2004 ITEM #
PROJECT NUMBER
15
AZ 03-036
PROJECT NAME Salisbury Subdivision No. 2
NAME (PLEASE PRINT) FOR AGAINST NEUTRAL
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JRN.12.2004 7~40PN ERRL & RSSOCIATES
EARL,IVIASON, & STANFI~LD, INC.
PROFESSIONAL ENGINEERS, LANDSURVEYORS, & PL' ANNERS
314 Ba,DIaLA ST.auuT
CnrnwY;t.[„ Inwao 53605
January 12, 2004
Mr. Will Berg
City Clerk
33 East Idaho
Meridian, ID 83642
Re: Salisbury Subdivision No. 2 -City Staff Report
Mr. Berg:
N0.077 P.1
Tl¢r.F;rnotva: (208) 454-0256
Fnx:(208) 454-0979
1rma1: sstanfield@emands~net
We have reviewed the staff report dated January 12, 2004 and offer the following wmments
regarding the "SITE SPECIFIC CONDITIONS OF APPROVAL (PRELIMINARY PLAT)". Our
response numbers correspond to the staff report's condition numbers. Conditions not mentioned
are requirements that we concur with.
SITE SPICIFIC CONDITION OF APPROVAL (P12ELIlVlINARY PLAT)
1. Regarding the last sentence, the preliminary plat will be revised.
4. The open space calculations will be corrected. Since the pathway will be provided along
the South Slough, the open space will include land to the center of the Slough. The azea
discussed in comment number 6 will also be included. The total open space provided will
exceed 5% of il1e total azea.
6. The developer is in the process of purchasing the 30' strip of ]and. The boundary will be
revised and the preliminary plat will include two additional common lots.
8. Said 10' landscape buffer will be added to the preliminary plat to accommodate a possible
future collector street (Venable Lane}.
11. The groundwater data submitted reflects the "seasanal high groundwater". This is the
same as the "highest established normal groundwater elevation". Tt is not the groundwater
elevation discovered the day the test pits were excavated. We have additional monitoring
data, but since the ordinance requires the "highest" elevation, "lower" elevations are moot.
Additionally, this comments states that no "monitoring ports were installed". This is not
true. Monitoring ports were installed at each test pit location. Said ports were utilized to
determine the highest known groundwater elevation for 2003.
15. Revised drawit>,gs will be delivered to the City on Tuesday, January 13, 2004.
JRN 12 '04 18 37 PRGE.01
JRN.12.2004 7~40PM EARL & RSSOCIRTES N0.077 P.2
EARL, MaSON, ~ STANFIELD, TNC.
PROFESSIONAL ENGINEEE$ .LAND SUR t~'YORSj & PLANNERS
Page 2
Regarding the last page of the report, under "Recommendations", we offer the following:
• We will prepare an "optional" layout depicting the street stub to Venable Lane as a
common lot. We do not wish to get caught between agencies, and will let the City direct us
in this manner, We do not wish more time to elapse fnr this project. We will create the
additional common Iot, including pavement, sidewalk, and public utilities. If required, said
lot can be deeded to the city. We feel nothing more can be done by the developer. Both the
City and ACRD will not agree on this aspect and perhaps the common lot is the best option.
We appreciate the City's comments and look forwazd to the hearing. Please let me Irnow if you
have any questions or need additional information.
Sincerely,
~.,d~t- -~.-
R Scott Stanfield, P.B.
Eazl, Mason, & Stanfield, Inc.
JRN 12 '04 18 37 PRGE.02
January 12, 2Q04 AZ 03-036
MERIDIAN PLANNING 8, ZONING MEETING January 15, 2004
APPLICANT Earl, Mason, and Stanfield, Inc. ITEM NO. 15
REQUEST Public Hearing -Request for annexation and zoning of 19.7 acres from RUT to R-B zones
for proposed Salisbury Subdivision No. 2 -south of West Ustick Road and west of North Meridian
Road
AGENCY
CRY 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:
Contacted:
Emailed:
COMMENTS
See attached Staff Comments
See attached Comments
No Comment
No Comment
No Comment
No Comment
Date:
Mofedala presented at public meetings shall beco
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pll~ ~Ll~l~f
Sfaff Initials:
me property of Me Clly of ~ ri
HUB OF TREASiBE VALLEY
MAYOR A Good Place to Live LFGAI_ nGP.4R I M I-NI
Tummy de WatrU I'_08j 466 ~)37J -Pa,e Y4G-dJ05
~ CITY OF MERIDIAN '
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wuham I_.M Nary 33 EAST IDAHO nui~DiNC Del>nl<rn~eNr
'
1-i3o7
R-ua) ses-Saul F:.x as
Keith gird MERIDIAN, IDAHO 83642
Shaun Wardle (208) 888-4433 FAX (208)88~~813 PLANNIAG ANU ZONING
Charles M. Rountree Cily Clerk Office Cox (208) 888-4218 DI7PARTNILNT
(208) 884-5533 -FAX RAS-6h54
Transmittal Date: January 12, 2004
STAFF REPORT: P&Z Hearing Date: January 15, 2004
To: Mayor, City Council and Planning & Zoning Commission
From: Brad Hawkins-Clark, Principal City Planner~~~-
Bnlce Freckleton, Senior Engineering Tech
Re: Salisburv Subdivision No. 2
• Annexation and Zoning of 19.7 Acres from RUT to R-8 (Medium Density
Residential), by Earl, Mason, and Stanfield, hre. (File No. AZ-03-03~
• Preliminary Plat Approval of Seventy-two (72) Building Lots and Two (2)
Other Lots on 19.7 Acres in a Proposed R-8 Zone, by Earl, Nlason, and
Stanfield, hic. (File No. PP-03-04?).
We have reviewed the above referenced submittals and offer the following comments, as
conditions of approval. These conditions shall be considered in full, unless expressly
modified or deleted by motion of the Meridian City Council:
APPLICATIONS SUMMARY
(Revision Note: This staff report is based on the revised Preliminary Plat dated 1/5/04. The
original plat was dated 11/25/03. The primary n2odifcation is the extension of Indian Rocks
Street to Clearbrook Estates in the southeast corner of the plat.)
The applicant, Earl, Mason, and Stanfield, Inc., has applied for annexation and zoning and
preliminary plat approval of seventy-two (72) building lots and two (2) other lots on 19.7 acres
of land on the west side of Meridian Road, just north of the South Slough and east of Venable
Lane. T he o caner/developer o f t he p roperty i s W oodside P roperties, L LC. T here a re t hree (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 Neigliborhood 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 load access via one existing stub street in Salisbury Lane
Subdivision (W. Sedgewick Dr.) and a future shib 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
AZ-ip-O~ti, VPtiIJ-Oa2 9uli5bury Sub Nu'_ AZ PY
Planning & Zoning Commission/Mayor & City Council
January 15, 2004 (P&Z Hearing Date)
Page 2
Comprehensive Plan. The pathway will connect to the already-approved pathway in Clearbroolc
Estates.
The proposed building lots range in size from 6,500 square feet up to 19,047 square feet. The
average lot size is 8,244 square feet. The gross density of the proposed subdivision is 3.6~
dwelling units per/acre and a net density of 4.60 dwelling units per acre. This matches the
Comprehensive Plan future land use designation of Medium Density Residential (up to 8
du/acre). The proposed subdivision has approximately ~.2°/u 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 ACHD Commission has not yet held a hearing on this application. The ACHD staff report
recommends a modification to the site layout which conflicts with P&Z staff s recommendation.
Specifically, Venable Lane, a 40-foot wide private street held under separate, fee simple
ownership from adjacent property owners, extends from Usticl< Road to the southwest corner of
the subject parcel. ACHD policy does not allow W. Claire Street, a public street, to connect to a
private lane and, further, ACHD is not willing to accept public dedication of Venable. However,
P&Z staff recommends W. Claire Street be stubbed to Venable Lane on the premise that Venable
should become a public street in the future. (See further analysis below under "Preliminary Plat
Finding A.")
Staff is recommending approval of both applications with conditions. However, due to the lack
of a final ACRD decision report, we are recommending the public hearing be continued. This
will also allow staff time to work with the applicant and ACHD on identifying potential solutions
to Venable Lane and its ultimate design and function.
LOCATION
The property is located on the east side of Venable Lane, approximately '/_ mile west of Meridian
Road and '/a 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 ,ieffrey A. Wood.
Mr. Wood has provided notarized consent for submission of the applications.
AL.O]AJ6, PP-03-04'_ SoliaLury SuF Nn ] AZ PI'
Planning & Zoning Comrnission/Mayor & City Council
January 15, 2004 (P&Z Hearing Date)
Page 3
ANNEXATION & ZONING ANALYSIS
According to Ordinance 11-15-11, General Standards Applicable to Zoning Anxendments, 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 hannooious 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 taract 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 one, 20-foot wide
pedestrian connection, a stub street and lots averaging 6,500 to 6,800 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. In addition, below are other Comprehensive Plan
policies which support the annexation request (Staff analysis is shown in italics):
• "New d evelopment s hould n of r ely on c ul-de-sacs s ince t hey p rovide p nor fire
access, wallcability 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 cell-de-sacs arr~d atiliaes
existing stub streets for neighba~hood interaonnectivih~. The subdivision also
proposes public and private pedestrian pathways which encocu~age ia4crlking 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 Craffic flaw." (Ch. VI, Goal II, Obj. A, #6)
AZU3-0]Q PP-0J-041 Salisbury Sub No 2AZ PP
Planning & Zoning Commission/Mayor & City Council
January 15, 2004 (P&Z Hearing Date)
Page 4
"Coordinate with irrigation districts to provide multiple use of existing irrigation
easements." (Ch. VII, Goal Ili, Obj. B, #3)
The applicant is coordinating with Nampa Meridian Irrigation District to provide
a n ew, p aved, I 0 foot wide m aintenance/pathway facility a djacent 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 he met if the plat that
accompanies the annexation request is approved as submitted (see Finding "B" under
Preliminary PZat 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. As such, a minimum 10 foot wide landscape buffer will be required
along the east boamdary of Venable Lane to ensure th'e lots do not have double
frontage. No buffer- is carrrently proposed. In addition, ACHD would require a
minimum 40 foot wide street section for Venable if it becomes a collector.
Assuming this amorutt of right-of-way, due to the overlapping easement for the
Flack Drain on the west side of Venable, this would significantly impact the loss
on the west boundary of Salisbury No. 2. Staff is also concerned about creating a
situation where the existing private lane 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;
Staff does not anticipate that the applicant intends to rezone the subject property in the
future. There are several ]arge, undeveloped county parcels west of this land and
additional rezone requests are 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.
AZO]-O3fi, PP-03-091 Svfislnuv Suh Nn'_ .V. PI'
Planning & Zoning Commission/Mayor & City Council
January 15, 2004 (P&Z Hearing Date)
Page 5
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, uevv raihroad
access b een d eveloped o r p Tanned o r a djacent a rea b eing d eveloped i n a f ashion
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 o n the e ast side o f V enable Lane, north o f U stick Road. The s object
section (T3N, R1 W, 1) is largely built-out and services are available for expansion.
Ustick Road is not programmed within ACHD's Five Year Work Program or Capital
Improvement Program. Sidewalk 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 character of the subject property and adjacent farmland (to west). if only ooe
public street (W. Sedgewick Dr) is used for constntction 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 nearby 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
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 ou 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.
A%-03-Ili6, PP-02-04. Solisbury Sub Na ?.AZ PP
Planning & Zoning Commission/Mayor & City Council
January 15, 2004 (P&Z Hearing Date)
Page 6
G. Will the area be served adequately 6y essential public facilities and services such as
highways, streets, police and fire protection, d rainage 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 ACHD, Police and the Fire Department's comments concerning this
subdivision for further information regarding public services and facilities.
K. 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.
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. ACHD projects the development will generate 700 additional vehicle nips
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.
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 area.
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 Sedgewic:
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, constriction traffic for Salisbury No. 2 could create apt interference with u-affic
in the Salisbury Lane and Lansbury Lane neighborhoods. Venable Lane may be an
alternative route for construction traffic.
AZL3-036, PP-0J-032 suli,abwy su _, Ne _. ~V_NP
Planning & Zoning Commission/Mayor & City Council
January 15, 2404 (P&Z Hearing Date)
Page 7
The Commission and Council should review ACHD comments concerning vehicular
approaches and traffic generation. ACHD has not yet approved the Salisbury Subdivision
No. 2 preliminary plat application.
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 Nteridian. (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 Che City's loner
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.
Staff finds it would be in the best interest of the City of Meridian and the existing and
future residents within Section 1 (T3N, R1 W) for Venable Lane to be acquired and
dedicated as a public collector roadway. While the City cannot require the subject
developer to improve Venable Lane as part of this application. (off-site improvement that
is not directly related to the health, welfare and safety of Salisbury Subdivision No. 2
residents), we do feel it is in their best interest to ensure Venable is made available in the
future. Staff recommends the Commission and Council dive special
discussion/consideration to this findine.
ANEXATION AND ZONING CONDTIONS OF.APPROVAL
] . The legal description submitted with the application (dated LO-27-03, stamped by Richard A.
Gray) shows the property as contiguous Co the existing corporate boundary o f the City of
Meridian and is approved.
2. 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.
3. All irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting, crossing
or lying adjacent and contiguous to the parcel 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
A%-Pl-4ID, PV-0J{MZ Sollsbwv Suh No 2 AZ I'P
Planning & Zoning Commission/Mayor & City Council
January 15, 2004 (P&Z Hearing Date)
Page 8
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 Citle 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, 3.65 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-ase
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 funire 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. As
such, a minimum 10-foot wide landscape buffer will be required along the east boundary
of Venable Lane to ensure The lots do not have double frontage. No buffer is currently
proposed. The preliminary plat does not propose to acquire and.`or dedicate any of
Venable Lane as a public street (not under their ownership). To fully comply with the
Comprehensive Plan, Staff finds the subdivision should be designed with the assumption
that Venable Lane will function as a collector in the future.
b. The availability of public services to accommodate the proposed development;
Staff finds that public services are available to accommodate the proposed development.
(See the findings under "Annexation and Zoning" for more detail.)
c: The continuity of the proposed development with the capital improvement
program;
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;
A&03-0?6, YP-0J-042
Salisbury $ub Nc'_ AL NN
Planning & Zoning Commission/Mayor & City Council
January 15, 2004 (P&Z Hearing Date)
Page 9
If Venable Lane is considered by the Commission and Council to be a "supporting
service" for Salisbury Subdivision No. 2 and it is necessary 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 f Inds t hat t here a re n o o they h ealth, s afety o r e nvironmental p rob terns a ssociatcd
with the proposed development.
SPECIAL CONSIDERATIONS
1. 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 #5.)
2. Stormwater Swale Design: The Commission and Council should note the applicant°s
stonnwater management for this subdivision is integrated into the right-of-way of al] interior
streets and is not an off-street pond, as the city has typically seen. A rn-oss-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 haw they intend to administer the program. This allows the open space area to be free of
any stormwater conflicts.
3. h-rigadon District Easement: The applicant submitted to staff written verification that the 40-
foot wide Nampa Meridian Irrigation District (1v`MID) 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. Open S pace: Note # 12 under "Development D ata" i ncorrectly s tates t he a mount o f o pen
space provided and open space required. The required open space (for 19.7 acres) is 42,)07
square f eet. T here are o my t wo (2) o pen s pace/common a rea 1 ots s hown o n the p lat. T he
applicant shall submit new open calculations and clarify if all of fhe South Slough is included
in the required open space area. (See Site Specific condition #4.)
5. Property 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 htdian Rocks
Street w ill b e e xtended. T he 1 azid i s a lready annexed a nd i ncludes a 1 0" s ewer t nmk t hat
serves Lansbury Subdivision. The revised plat shows Indian Rocks connecting through this
strip but the plat boundary was not adjusted. Staff is recommending this land be added to the
subject plat. (See Site Specific condition #6.)
AL 0J.03h VNall-002 SWisbmy Sub No ^_AL.YY
Planning & Zoning Commission/Mayor & City Council
January I5, 2004 (P&Z Hearing Date)
Page 10
6. Venable Lane Street Buffer: Staff is recormnending the subdivision be designed under the
assumption that Venable Lane will become a public collector. This will involve a proactive
position on behalf of the City since ACRD has no mechanism to exact this righC-of--way from
the property owner(s). However, we feel it is a strategic element of creating an inter-
connected and accessible area in the future. As such, a modification is required to the plat to
accommodate the future street buffer on the east side of Venable Lane. (See Site Specifc
condition #8.)
SITE SPECIFIC CONDITIONS OF APPROVAL (PRELIMINARY PLAT)
A pennanent 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 (NiVIID). 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. The applicant shall correct the note at the bottom of the preliminary plat that
calls out a " 20' walking path."
2. The vacation of the existing Idaho Power Co. power line easement shall he approved by
all applicable agencies prior to the City Engineer signature of the fioa] plat.
3. As p roposed, t he NMID easement along the S oath S lough s hall n of encroach i nto t ha
buildable lots within Block 6.
4. Prior to the P&Z Commission public hearing, the Applicant shall submit revised ope~r
space calculations to the P&Z Department and demonstrate that the minimum 5% area is
met within the plat boundaries. The Commission should determine if all of the South
Slough common lot qualifies as open space. Revised open space figures shall be shown
on Note #12, Development Data.
~. Prior to City Council approval of the preliminary plat, the applicant shall submit and
receive approval from the P&Z and Fire Departments 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.
6. Applicant shall revise the preliminary plat Co include within the plat boundaries the 30-
foot wide strip of land that is north and south of Indian Rocks Street near the southeast
comer. The legal description submitted with the final plat shall incorporate these areas.
The strips shall become a new common lots within Salisbury Subdivision No. 2. A
minimum 14-foot wide compacted gravel access road shall be required over the existing
sanitary sewer main.
AZ-03-0]6. VP~J-052 Salisbury Sub No'_ALPP
Planning & Zoning Commission/Mayor & City Council
January 15, 2004 (P&Z Hearing Date)
Page 11
7. Per Ordinance 12-13-15-9, six-foot "open vision" or four-foot solid fencing is proposed
adjacent to the micropath lot (Lot 10, Block 1). Similar fencing is required adjacent to
the South Slough pathway (Lot 5, Block 5). Submit a revised fencing plan with the final
plat. The developer shall constrict the South Slough perimeter fence on the rear lot lines
of Lots 6 - 11, Block 5.
3. Applicant shall revise the preliminary plat to show a new, ]0-foot wide common lot on
the west side of Lots 1 - 5, Block 1, north of W. Claire Street. Said common lot shall be
designated as a landscape street buffer for Venable Lane.
9. 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.
10. Applicant shall review the alignment of the gravity irrigation line shown on the north side
of W. Sedgewick and the east side of N. Ridgebury Way and, if feasible, re-align the pipe
to avoid placing manholes in the front yards. A possible re-aligmnent may he to follow
the existing ditch that is shown through the middle of Blocks 2, 3 and 5.
1 1. Please submit up-to-date groundwater monitoring report to the Public Works Department
for r eview. T he r eport s ubmitted w ith the a pplication o my i dentifies t he g roundwater
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 areas (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 stone event. Side slopes
within drainage areas shall not exceed 3:1. The project engineer should pay close
attention to the results of field studies deterniining 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.
12. 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 constrict 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.
13. 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
ALOt-ox.. vwi~-o+~ sur,ewy Gad, v„ ~ n rr
Planning & Zoning Commission/Mayor & City Council
,ianuary 15, 2004 (P&Z Hearing Date)
Page 12
Works Depanment. Applicant shall execute City of Meridian standard forms of
easements, for any mains that are required to provide service.
14. The applicant has indicated that the pressurized irrigation system within this development
is to be owned and operated by the Nampa & Meridian Imgation Disu-ict. Underground
near-round pressurized irrigation must be provided to all lots within this development.
The City of Meridian requires that pressurized inrigation 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 availaUle, a single-point
connection to the culinary water system shall be required. I£ 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.
15. Applicant shall submit 10 copies of revised plat and landscape/fencing plans prior to the
next public hearing on this application.
STANDARD CONDITIONS OF APPROVAL (PRELIMINARY PLAT)
All grading of the site shall be performed in conformance with MCC I 1-12-3H.
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 cumbering.
Make any corrections necessary to conforni.
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 a dditional t rees, b eing t he e quivalent n umber o f c aliper i nches o f t rees t hat
AL-0]-056. PP-03-042 Salisbury Sub No 2.AZ.PI~
Planning & Zoning Commission/Mayor & City Council
January I5, 2004 (P&Z Hearing Date)
Page 13
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
maybe 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 rnaferial.
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 tlu-ee feet above the
highest established normal groundwater elevation.
RECOMMENDATION
Staff recommends approval of the proposed annexation, rezone and preliminary plat with the
conditions noted above. However, we recommend the applications be continued until a final
ACHD report is received. Also, Findings "A," "E," and "J" under Annexation and Zoning and
Finding "A" and "D" under Preliminary Plat must be resolved prior to all the required findings
being made for these applications. The unanswered questions revolve around two main issues:
I . Timing of Indian Rocks Street construction and the provision of this second access; and
2. Extension of Venable Lane as a public collector.
To Fully comply with the Comprehensive Plan, staff finds the subdivision should be designed
with the assumption that Venable Lane will function as a collector in the future. However, since
ACHD is not prepared to participate in any right-of-way acquisition and will not approve W.
Claire Street (a public street) stubbing to Venable Lane (a private street), more timc is needed for
the City to explore this issue.
One option not included in the staff recommended conditions regarding Venable Lane is to
require the applicant plat W. Claire Street as a common lot instead of public right-of--way. The
common lot would be platted as a minimum 50-foot width and shown in its present location and
configuration. But, since ACHD policy prohibits a public street connecting to a private lane, the
applicant could proceed with the platting process and avoid being "caught" between the City of
Meridian and ACHD until the Venable Lane issue can be resolved.
ALill-Pdry, PY-0]-W2 5alishmv Sah Nr ] .q. PI'
YOR
RoEERrD. CORRIE
COUNCa MH[vIBERS
Wn.LlAtrrL.M. NARY
KHIrxBHtD
TAtvIMYDE WEERD
CREATE MCCANDLESS
RcnuL FnxH Corum,nsstoNaxs
RICHARD GREENS
TERRY LEIGHTON
STEVH EcuoTT
CITY OF
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IDAHO
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MERIDIAN CITY/RURAL, FIRE DEPARTMENT
CxrEF
KHN W. BOWERS
DEPUTY CIilEF - FmH PREVENTION
JOSEPH Savq
DEPUTY CIF -TRAINING
BaLJOHNSON
540 East Franklin Road
Meridian, ID 83642
(208)888-1234
Fax (208)895-0390
~~~r_~
December 30, 2003 v~=; ~11D3
..itv i_'? irk Off1Ce,
TO: Mayar, City Council and the Meridian Planning & Zoning Commission
FROM: Joseph Silva, Deputy Chief, Fire Prevention
SUBJECT: Salisbury Subdivision No. 2 AZ 03-036, FP 03-042
The following will be the requiremerns 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 of the water supply for fire protection will be by the Meridian
Water Department.
3. Final Approval of the fire hydrant locations shall be by the Meridian Fire
Department which will be submitted to the Public Works Departmem. All curbing
in from of fire hydrants shall be paurted red for 10' on each side ofthe installation.
4. All roads shall have a turning radius of 28' inaide and 48' outside.
5. Operational fire hydrants and temporary or permanent street signs are required before
combustible constntccxion begins.
6. 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.
7. The fire department requests that any future signali2ation installed as the result of
the development of this project be equipped with Opticom Sensors to ensure a safe
and efficiem response by fire and emergency medical service vehicles. This cost of
this installation is to be borne by the developer.
8. Venable Lane will have to be improved to serve as a secondary emergency access
poart for the project.
9. The proposed project lies on the edge of the five-minute response zone goal.
Achievement of this goal is subject to budgetary constraints and is intended to
enhance the probability of a favorable outcome on a request for Basic Life
Support. The budget constraints are typically defined as capital outlay for
facilities that are located within 1,5 miles from a given location and sufficient
operational funds to staffthe facilities.
10. The developer shall be responsible for the cost of the installation of Opticom for any
future signalization that may occur as a result ofthis development.
RECE~T~~'s
DEC t 8 2003
City of Meridian
City Clerk O4fic;~
/L~tvs~ aL I~IGPJlG~.G~ -/~i'J~G~~C>~L4~6L L/LO.~LLC~
1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-4395
FAX # 208-463-0092
15 December, 2003
William G. Berg Jr.
City Clerk
-.:.~:-
3~~sC-Idaho Ave.
Meridian, ID 83642
RE: AZ 03-036 Salisbury-Subdivision No. 2
Phones: Area Code 206
OFFICE: Nampa 466-7861
SHOP: Nampa 466-0663
Dear Will:
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
proposed Salisbury Subdivision No. 2. ,
Thank you,
r
Bill Henson
Asst. Water Superintendent
Nampa & Meridian Irrigation District
BH/dbg
C: Water Superintendent
City of Meridian
Ted C.
Rider 2
File -Office/Shop
APPRO%IMATE IRRIGABLE ACRES
RIVER FLOW RIGHTS - 23,000
BOISE PROJECT RIGHTS - 40,000
CENTRAL
•• DISTRICT
HEALTH
DEPARTMENT
Rezone #
Conditional Use #
CENTRAL DISTRICT HEALTH DEPARTMENT
Environmental Health Division RECETVEI~eturn to:
^ Boise
DEC 1 6 2003
c.t,
Preliminary /Final /Short Plat
^ Eagle
^ Garden City
Meridian
^ Kuna
^ ACZ
^ Star
/~1-.-We have fVo Objections to this Proposal.
^ 2. We recommend Denial of this Proposal.
^ 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.
^ 6. After written approval from appropriate entities are submitted, we can approve this proposal far:
^ central sewage ^ community sewage system ^ community water well
0 interim sewage ^ central water
^ individual sewage ^ individual water
^ 9. The following plan(s) must be submitted to and approved by the Idaho Department of Health & Welfare,
Division of Environmental Quality:
^ central sewage ^ community sewage system ^ community water
^ sewage dry lines ^ central water
^ 10. 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
^ beverage establishment ^ grocery store
^ 14. Please see attached stormwater management recommendatations
^ 15.
-~'
^ child care center
Date: ~21L1 d
Reviewed By:
coHO Srooikc Review Sheet
MAYOR
Robert D. Con'ie
-- -- --CITY COUNCIL MEMBERS
Tammy de Weerd
- - William L. M. Nary
Cherie McCandless
Kei[h Bird
r•x ~~
t1:
t1
~,Q ,~' CITY OF te~r~ .
~.~Vl erIG~1~YI ~~`
IDAHO
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: January 8, 2004
Transmittal Date: December 9, 2003 Hearing Date:
File No.: AZ 03-036
Request: Annexation and Zoning of 19.7 acres from RUT to R-8 zones for proposed Salisbury
Subdivision No. 2
By:
and
Location of Property or Project: south of West
and west of North Meridian
David Zaremba, P/Z (No VAR, VAC, FP)
Vacant, 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 eWeerd, C/C
Keit ird, C/C
rte McCandless, C/C
ater Department
Sewer Department
Sanitary Service (No VAR, VAC, FP)
Building Department
Fire Department
Police Department
City Attorney Your Conc
City Engineer
City Planner
~~~~
DEC 1 0 2003
CITE ~9~' 1VIERIDIAN
Historical Pre~rvati~t Commission
LEGAL DEPARTMENT
(208) 466-9272 • FAX 4G6-4405
PARKS & RECREATION -
(208) 886-3579 • Fax 898-5501
PUBLIC WORKS
(208) 898-5500 • Fax 887-1297
2004
RECEIVED
DEC 15 2063
~4r~.S'I'E61UATER DEPT. City of Meridian
City Clerk ®ffice
33 EAST IDAHO AVENUE • MERIDIAN, IDAHO 83642 • (208) 888-4433
City Clerk Office Fax (208) 888-4218 Human Resources Fax (208) 8848723 Finance & Utility Billing Fax (208) 887-4813
BUILDING DEPARTMENT
(208) 887-2211 • Fax 887-1297
PLANNING & ZONING
(2081 884-5533 • Fax RRR-6R54
Meridian School District (No FP)
Meridian Post Office (FPrPP Only)
Ada County Highway District
Ada County Development Services
Central District Health
Nampa Meridian brig. District
Settlers Irrigation District
Idaho Power Co. (FP/PPOnIy)
U.S. West (FPiPP Only)
Intermountain Gas (FP?'Ponfy)
Bureau of Reclamation (FP/PP only)
Idaho Transportation Department (No FP)
Ada County (Annexa6ononly)
Ada County Land Records (FP/PP only)
Meridian Dev~lopmoyt~ Corporation
MAYOR
Robert D. Cottle
CITY COUNCIL MEMBERS
Tammy de Weerd
William L. M. Nary
Cherie McCandless
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LEGAL DEPARTMENT
(208) 466-9272 • FAX 466-4405
PARKS & RECREATION -
(208) 888-3579 • Fax 898-5501
PUBLIC WORKS
(208) 898-5500 • Fax 887-1297
BUILDING DEPARTMENT
(208) 887-221 ] • Fnx 887-1297
Kei[h Bird ~~ ~`TAEUUae V'wz' sluts PLANNING & ZONING
isoa (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: Janu
Transmittal Date: December 9, 2003
File No.: AZ 03-036
Hearing Date: January 15, 2004
Request: Annexation and Zoning of 19.7 acres from RUT to R-8 zones for proposed Salisbury
Subdivision No. 2
By:
and 5tandfield, Inc.
Location of Property or Project:
2004
south of West Ustick
west of North Meridian Road
David Zaremba, P2 (rvo vAR, vac, FPJ
Vacant, P/Z (No VAR, VAC, FP)
Leslie Mathes, P/Z (No VAR, VAC, FP)
Michael Rohm, P/Z (No VAR, VAC, FP)
Keith Bol'Up, P/Z (No VAR, VAC, FP)
Robert Comie, Mayor
Bill Nary, C/C
Tammy deWeerd, C/C
Keith Bins, C/C
Cherie McCandless, C/C
Water Department
Sewer Department
Sanitary Service (No VAR, VAC, FP)
Building Department
Fire Department
Police Department
City Attorney
y Engineer
City Planner
Parks Department
RECEIVED
DEC 15 2003
City of Meridian
City Clerk Otlice
Your Concise
Historical Preservation Commission
Meridian School District (No FP)
Meridian Post Office (FP/PP only)
Ada County Highway District
Ada County Development Services
Central District Health
Nampa Meridian Irrig. District
Settlers Irrigation District
Idaho Power Co. (FP/PPOnIy)
U.S. West (FP/PP only)
Intermountain Gas (FP/PPonty)
Bureau of Reclamation (FP/PPoMy)
Idaho Transportation Department (lVo FP)
Ada County (Annexe5on only)
Ada County Land Records (FPiPP only)
Meridian Development Corporation
33 EAST IDAHO AVENUE • MERIDIAN, IDAHO 83642 • (208) 888-4433
City Clerk Oftice Fax (208) 888-4218 Human Resources Fax (208) 884-8723 Finance & Utility Billing Fax (208) 887-4813
CITY OF MERIDIAN
PUBLIC HEARING
SIGN-UP SHEET
DATE February 19, 2004 ITEM # 9
PROJECT NUMBER AZ 03-036
PROJECT NAME Salisbury Subdivision No. 2
NAME PLEASE PRINT FOR AGAINST NEUTRAL
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