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Project Name:
Case No(s).:
Applicant:
STAFF SUMMARY
OF
PLANNING AND ZONING COMMISSION
RECOMMENDATION TO CITY COUNCIL
Salisbury Subdivision No. 2 `~L' !`I ~ TT T~ y-`~
AZ-03-036, P-03-0 L' MIAJR 1 j1~~R~rl l.~
Earl, Mason and Stanfield, Inc.
P&Z Commission Hearing Date: January 15 and February 19, 2004
Recommendation: Approve with conditions (all ayes)
City Of Meridian
City Clerk Office
Summary of Public Hearings:
January 15
• Scott Stanfield, representing the applicant; testified in favor of the application. He
provided background and overview information.
• Mark Snodgrass, representing the Salisbury Lane Subdivision HOA, testified in
opposition to the R-8 zone and density. He expressed concerns about traffic impacts on
Sedgewick and presented an alternative design that showed a new stub street to the north
and limited traffic impacts on Sedgewick.
• Joe Simunich, property owner on the south side of Ustick Road, expressed support for the
subdivision. He had concerns about preserving an access to Venable Lane from the west
if this subdivision extended Claire Ave. Also requested a specific material and design be
used to pipe the irrigation ditch across this property.
Bill Jackson, property owner to the north, expressed fiustration with the drainage and
existing fence between his property and Salisbury Subdivision.
Robert Gale, Salisbury Lane Sub HOA, had questions about the neighborhood center.
Other key points of discussion included the design and ownership of Venable Lane, how
construction traffic would be directed, density comparisons in the area and ACHD's
report.
(NOTE: It was discovered late into the I/I S hearing that the applicant failed to post the
property. The Commission requested the applicant/developer meet with the Salisbury
Lane HOA and to post the property at the end of Sedgewick. The hearing was re-noticed
in accordance with Meridian City Code for the 2/19 meeting.)
February 19
• Staff confirmed the re-noticing occurred and confirmed ACHD approved the application.
• The Commission and staff interacted on the ownership conditions of Venable Lane.
• Mark Snodgrass testified that the developer made no attempt to contact him. He did
confirm an exchange of phone calls with Scott Stanfield. He reiterated concerns of the
Salisbury Lane HOA.
• Ted Reeves, Coldwell Banker, representing the developer, provided a history of the land
acquisition and Venable Lane ownership.
• Joe Simunich testified with concems about how Venable Lane would or would not be
improved by future development applicafions.
• Jerry Corbin, Salisbury Lane HOA, expressed concems about residential and construction
traffic on Sedgewick as well as density concerns.
Key Commission Changes to Staff Recommendation:
• Change condition #16 to require only the subject property owner to relinquish rights
for the use of Venable Lane. They removed the requirement for the developer to
obtain the relinquishments from the Simunich and Ward parcels.
Outstanding Issues for City Council:
• None
BEFORE THE PLANNING AND ZONING COMMISSION
IN THE MATTER OF THE )
REQUEST FOR PRELIMINARY )
PLAT APPROVAL OF 72 )
BUILDABLE LOTS AND 4 )
COMMON/OTHER LOTS ON 19.70 )
ACRES IN AN R-8 ZONE FOR )
SALISBURY SUBDIVISION N0.2
Case No. PP-03-042
RECOMMENDATION TO CITY
COUNCIL
EARL, MASON AND STANFIELD,
INC.,
Applicant
The property is approximately 19.7 acres in size and is located on the west side of
Meridian Road, north of Waterbury Park Subdivision, in Section 1, Township 3
North, Range 1 West.
2. Woodside Properties, LLC is the current property owner and Jeffrey A. Wood
submitted notarized consent for the subject application.
3. The Applicant is Earl, Mason and Stanfield, Inc.
4. The subject property is currently zoned RUT. There is, however, an application
for annexation and zoning to R-8 before the City Council. The zoning of R-8 is
defined within the City of Meridian Zoning and Development Ordinance Section
11-7-2.
5. The property, which is the subject of this application, is within the Area of Impact
of the City of Meridian.
6. The entire parcel of the property is included within the Meridian Urban Service
Planning Area as defined in the Meridian Comprehensive Plan.
7. The Applicant proposes to develop the subject property in the following manner:
A residential subdivision with 72 buildable lots and four common other lots.
8. The South Slough lies contiguous to the subject property and is a feature that will
need to be protected.
RECOMMENDATION TO CITY COUNCIL FOR APPROVAL OF 72 BUILDABLE LOTS AND 4
COMMON/OTHER LOTS ON 19.70 ACRES IN AN R-8 ZONE, BY EARL, MASON & STANFIELD,
INC. - PP-03-42 -Page 1
RECOMMENDATION
The Meridian Planning and Zoning Cormnission hereby recommends to the City
Council of the City of Meridian that they approve the requested Preliminary Plat as
requested by the Applicant for the property described in the application, subject to the
following:
A. Adopt the Special Recommendations of the Planning and Zoning Commission as
follows:
1. Modify Site Specific Condition #16 to read as follows: "The property
owner/developer will relinquish their own rights for the use of Venable Lane in
some formal, legal fashion prior to City signature on the fmal plat."
B. Adopt the Comments and Recommendations of the Meridian Planning & Zoning
and Engineering Departments as follows:
SITE SPECIFIC CONDITIONS OF APPROVAL (PRELIMINARY 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 Pathway Agreement with the Nampa Meridian
Irrigation District (NMID). Applicant shall conform to the Park's Dept.
standards for construction of the pathway. The Homeowner's Association
is responsible for maintenance of all landscaping adjacent to the pathway.
The applicant shall connect 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 be
approved by all applicable agencies prior to the City Engineer signature of
the final plat.
3. As proposed, the NMID easement along the South Slough shall not
encroach into the buildable lots within Block 6.
4. 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
RECOMMENDATION TO CITY COUNCIL FOR APPROVAL OF 72 BUILDABLE LOTS AND 4
COMMON/OTHER LOTS ON 19.70 ACRES IN AN R-8 ZONE, BY EARL, MASON & STANFIELD,
INC. - PP-03-42 -Page 2
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.
5. 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.
6. 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 construct the South Slough perimeter fence on the rear lot lines of
Lots 6 -11, Block 5.
7. All areas being counted toward the 5% open space requirement shall be
free of `vet 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 fiilly vegetated with grass and trees; as
depicted on the submitted landscape plans.
8. 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.
9. Please submit up-to-date groundwater monitoring report to the Public
Works Department for review. The report submitted with the application
only identifies the groundwater elevation on the day the test holes were
dug. No monitoring ports were installed for on going monitoring of the
groundwater elevation. The initial study indicates that shallow
groundwater will be a factor. All drainage 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 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 detemuning the groundwater, soil type & and
characteristics during the design and construction phases. The engineer
shall b e r equired t o c ertify t hat t he s treet c enterline a levations a re set a
minimum of 3-feet above the highest established normal groundwater
elevation. This is to ensure that the bottom elevation of the crawl spaces
of homes is at least 1-foot above groundwater.
10. Sanitary sewer service to this site shall be via main line extensions from
an existing main installed adjacent to the property. The applicant will be
RECOMMENDATION TO CITY COUNCIL FOR APPROVAL OF 72 BUILDABLE LOTS AND 4
COMMON/OTHER LOTS ON 19.70 ACRES IN AN R-8 ZONE, BY EARL, MASON & STANFIELD,
INC. - PP-03-42 -Page 3
responsible to construct sewer mains to and through this proposed
development, (to the ends of the stub streets Spicewood and Claire).
Subdivision designer to coordinate main sizing and routing with the Public
Works Department. Applicant shall execute City of Meridian standard
forms of easements, for any mains that are required to provide service.
11. Domestic water service to this site shall be via main line extensions from
mains installed adjacent to the property. The applicant will be responsible
to construct water mains to and through this proposed development, (to the
ends o f t he s tub s treets Spicewood and C laire). Subdivision d esigner t o
coordinate main sizing and routing with the Public Works Department.
Applicant shall execute City of Meridian standard forms of easements, for
any mains that are required to provide service.
12. The applicant has indicated that the pressurized irrigation system within
this development is to be owned and operated by the Nampa & Meridian
Irrigation District. Underground year-round pressurized irrigation must be
provided to all lots within this development. The City of Meridian requires
that pressurized irrigation systems be supplied by a year-round source of
water. Applicant shall be required to utilize any existing surface or well
water for the primary source. If a surface or well source is not available, a
single-point connection to the culinary water system shall be required. If a
single-point connection is utilized, the developer shall be responsible for
the payment of assessments for the common areas prior to signature on the
final plat by the Meridian City Engineer.
13. The property owner/developer will relinquish their own ri¢hts for the use
of Venable Lane in some formal, legal fashion prior to City signature on
the final plat
STANDARD CONDITIONS OF APPROVAL (PRELIMINARY PLAT)
All grading of the site shall be performed in conformance with MCC 11-
12-3H.
2. Sidewalks shall be installed within the subdivision and on the perimeter of
the subdivision pursuant to MCC 12-13-10-8.
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.
RECOMMENDATION TO CITY COUNCIL FOR APPROVAL OF 72 BUILDABLE LOTS AND 4
COMMON/OTHER LOTS ON 19.70 ACRES IN AN R-8 ZONE, BY EARL, MASON & STANFIELD,
INC. - PP-03-42 -Page 4
5. A detailed landscape and fencing plan, in compliance with the landscape
and subdivision ordinance, shall be submitted for the subdivision with the
final plat application.
6. Coordinate fire hydrant placement with the City of Meridian Public Works
Department.
Two-hundred-fifty and one-hundred-watt, high-pressure sodium
streetlights will be required at locations designated by the Public Works
Department. All streetlights shall be installed at subdivider's expense.
Typical locations are at street intersections and/or fire hydrants. Final
design locations and quantity are determined after power designs are
completed by Idaho Power Company. The street light contractor shall
obtain design and permit from the Public Works Department prior
commencing installations.
8. Any tree over 4" in caliper that is removed from the property shall be
replaced by installing additional trees, being the equivalent number of
caliper inches of trees that were removed. Required landscaping trees will
not be considered as replacement trees for those trees that have to be
mitigated.
9. Any existing domestic wells and/or septic systems within this project will
have to be removed from their domestic service per City Ordinance
Section 9-1-4 and 9-4-8. Wells may be used for non-domestic purposes
such as landscape irrigation.
10. Compaction test results must be submitted to the Meridian Building
Department for all building pads receiving engineered backfill, where
footing would sit atop fill material.
11. Applicant's engineer will be required to submit a signed, stamped
statement certifying that all street finish centerline elevations are set a
minimum of three feet above the highest established normal groundwater
elevation.
C. Adopt the Recommendations of ACRD as follows:
Site Specific Conditions of Approval
1. Extend West Sedgewick Drive from the east property line approximately
220-feet south of the north property line, as proposed.
2. Extend Indian Rocks Street from the east property line approximately 96-
feet north of the south property line, as proposed.
RECOMMENDATION TO CITY COUNCIL FOR APPROVAL OF 72 BUILDABLE LOTS AND 4
COMMON/OTHER LOTS ON 19.70 ACRES IN AN R-8 ZONE, BY EARL, MASON & STANFIELD,
INC. - PP-03-42 -Page 5
3. Construct a stub street to the north property line approximately 105-feet
west of the east property line, as proposed Install a sign at the terminus of
the stub street stating that, "THIS ROAD WILL BE EXTENDED IN THE
FUTURE".
4. Construct a stub street to the north property line to serve the 15-acre site
that is located directly to the north.
5. Construct the internal roadways as 36-foot street sections with curb, gutter
and 5-foot concrete sidewalk. If the sidewalk is located outside of the
public right-of--way, provide the District with an easement for the sidewalk
OR
Construct the internal roadways as 32-feet of pavement, a 2-foot concrete
ribbon and a 5-foot concrete sidewalk that is detached by an 8-foot
drainage Swale
**IF the Commission approves an alternative street section and
**IF the development meets ALL of the criteria that has been established.
6. Comply with all Standard Conditions of Approval.
Standard Conditions of Approval
1. Any existing imgation facilities shall be relocated outside of the right-of--way.
2. All utility relocation costs associated with improving street frontages abutting
the site shall be borne by the developer.
3. Replace any existing damaged curb, gutter and sidewalk and any that maybe
damaged during the construction of the proposed development. Contact
Construction Services at 387-6280 (with file number) for details.
4. Utility street cuts in pavement less than five years old are not allowed unless
approved in writing by the District. Contact the District's Utility Coordinator
at 387-6258 (with file numbers) for details.
5. All design and construction shall be in accordance with the Ada County
Highway District Policy Manual, ISPWC Standards and approved
supplements, Construction Services procedures and all applicable ACHD
Ordinances unless specifically waived herein. An engineer registered in the
State of Idaho shall prepare and certify all improvement plans.
6. The applicant shall submit revised plans for staff approval, prior to issuance of
building permit (or other required permits), which incorporates any required
design changes.
RECOMMENDATION TO CITY COUNCIL FOR APPROVAL OF 72 BUILDABLE LOTS AND 4
COMMON/OTHER LOTS ON 19.70 ACRES IN AN R-8 ZONE, BY EARL, MASON & STANFIELD,
INC. - PP-03-42 -Page 6
Construction, use and property development shall be in conformance with all
applicable requirements of the Ada County Highway District prior to District
approval for occupancy.
8. Payment of applicable road impact fees are required prior to building
construction in accordance with Ordinance #198, also known as Ada County
Highway District Road Impact Fee Ordinance.
9. It is the responsibility of the applicant to verify all existing utilities within the
right-of--way. The applicant at no cost to ACRD shall repair existing utilities
damaged by the applicant. The applicant shall be required to call DIGLINE
(1-800-342-1585) at least two full business days prior to breaking ground
within ACHD right-of--way. The applicant shall contact ACHD Traffic
Operations 387-6190 in the event any ACHD conduits (spare or filled) are
compromised during any phase of construction.
10. No change in the terms and conditions of this approval shall be valid unless
they are in writing and signed by the applicant or the applicant's authorized
representative and an authorized representative of the Ada County Highway
District. The burden shall be upon the applicant to obtain written
confirmation of any change from the Ada County Highway District.
11. Any change by the applicant in the planned use of the property which is the
subject of this application, shall require the applicant to comply with all rules,
regulations, ordinances, plans, or other regulatory and legal restrictions in
force at the time the applicant or its successors in interest advises the Highway
District of its intent to change the planned use of the subject property unless a
waiver/variance of said requirements or other legal relief is granted pursuant
to the law in effect at the time the change in use is sought.
D. Adopt the Meridian Fire Department Recommendations as follows:
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 subrnitted to the Public Works Department. All
curbing in front of fire hydrants shall be painted red for 10' on each side of the
installation.
4. All roads shall have a turning radius of 28' inside and 48' outside.
RECOMMENDATION TO CITY COUNCIL FOR APPROVAL OF 72 BUILDABLE LOTS AND 4
COMMON/OTHER LOTS ON 19.70 ACRES IN AN R-8 ZONE, BY EARL, MASON & STANFIELD,
INC. - PP-03-42 -Page 7
5. Operational fire hydrants and temporary or permanent street signs are required
before combustible wnstruction 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 signalization installed as the result
of the development of this project be equipped with Opticom Sensors to ensure a
safe and efficient response by fire and emergency medical service vehicles.
This cost of this installation is to be borne by the developer.
E. Adopt the Recommendations of the Central District Health Deparhnent as
follows:
1. This proposal can be approved for central sewage & central water after written
approval from appropriate entities is submitted.
2. The Applicant's central sewage and central water plans must be submitted to and
approved by the Idaho Department of Health & Welfare, Division of
Environmental Quality.
3. Run-off is not to create a mosquito breeding problem.
4. Stormwater shall be pretreated through a grassy swale prior to discharge to the
subsurface to prevent impact to groundwater and surface water quality.
5. The Engineers and architects involved with the design of the subject project shall
obtain current best management practices for stormwater disposal and design a
stormwater management system that prevents groundwater and surface water
degradation.
F. Adopt the Recommendations of Nampa Meridian Irrigation District as follows:
1. ,Applicant shall apply for a land use change application prior to final platting.
2. All laterals and waste ways must be protected.
3. The District's Finch Lateral courses along the south boundary of this proposed
project. This easement must be protected and any encroachment without a
signed License Agreement and approved plan, before any construction is
started, is unacceptable.
4. All municipal surface drainage must be retained on site. If any surface
drainage leaves the site, the Nampa & Meridian Irrigation District must
review drainage plans.
RECOMMENDATION TO CITY COUNCIL FOR APPROVAL OF 72 BUII.DABLE LOTS AND 4
COMMON/OTHER LOTS ON 19.70 ACRES IN AN R-8 ZONE, BY EARL, MASON & STANFIELD,
INC. - PPA3-42 -Page 8
5. The Developer must comply with Idaho Code 31-3805.
6. NMID recommends that irrigation water be made available to all
developments within the Nampa & Meridian Irrigation District.
G. Adopt the Recommendations of the Meridian Parks Department as follows:
1. The recommended standard for pathway shoulder area is six (6) feet rather than
five (5) feet as proposed. See Comprehensive Parks & Recreation System Plan,
revised August 2003, pg. 3-3, parag. 3, sub-parag. C.
RECOMMENDATION TO CITY COUNCIL FOR APPROVAL OF 72 BUILDABLE LOTS AND 4
COMMON/OTHER LOTS ON ]9.70 ACRES IN AN R-8 ZONE, BY EARL, MASON & STANFIELD,
INC. - PP-03-42 -Page 9