HomeMy WebLinkAboutSalisbury Sub No. 2 PP 03-0421=ebruary i 7, 2004
MERIDIAN PLANNING 8, ZONING MEETING
APPLICANT Earl, Mason, and Stanfield, Inc.
REQUEST Public Hearing -Request for Preliminary Plat approval of 72 single-family residential
building lots and 2 common lots on 19.7 acres in a proposed R-$ zone for proposed Salisbury
Subdivision No. 2 -south of West Ustick Road and west of North Meridian Road
AGENCY
CITY CLERK:
CITY ENGINEER:
CITY PLANNING DIRECTOR:
CITY ATTORNEY
CITY POLICE DEPT:
CITY FIRE DEPT;
CITY BUILDING DEPT:
CITY WATER DEPT:
CITY SEWER DEPT:
CITY PARKS DEPT:
MERIDIAN SCHOOL DISTRICT:
SANITARY SERVICES:
ADA COUNTY HIGHWAY DISTRICT:
CENTRAL DISTRICT HEALTH:
NAMPA MERIDIAN IRRIGATION:
SETTLERS' IRRIGATION:
IDAHO POWER:
IMERMOUNTAIN GAS:
OTHER: Ste attached leth
Contacted:
Emailed:
COMMENTS
See attached Staff Comments
No Comment
~~~
from Earl, Mason 8 Stanfield
l ~ .._.__ ~h .rI
Staff Initials: _
Materials presented at public meetings shall become property of the
PP 03-042
February 19, 2004
ITEM NO.
MAYOR
Tammy de Weerd
CITY COUNCIL MEMBERS
Shaun Wazdle
William L. M. Nary
Charles M. Rountree
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per:.='yc ~ :~i~'
~../Vl8Y1G~IG~YI ~`
tl IDAHO
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) 887-2211 • Fax 887-1297
Keith Bird ~ "" TRensune Vim' 1-~ixce PLANNING & ZONING
i saa
(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: ASAP
Transmittal Date: January 8, 2004 Hearing Date: January 75, 2004
File No.: PP 03-042
Request: REVISED PLAT -Salisbury Subdivision No. 2
By: Earl, Mason, any
Location of Property or Project:
Inc.
of west ustick Roatl and west of North Meridian Road
David Zaremba, P/Z (No vAR, VAC, FP)
Vacant, P/Z (No VAR, VAC, FP)
Leslie Mathes, P/Z (No vAR, VAC, FPJ
Michael Rohm, P/Z (No VAR, VAC, FP)
Keith Borup, P/Z (No VAR, VAC, FP)
Tammy de Weerd, Mayor
Bill Nary, C/C
Charlie Rountree, C/C
Keith Bird, C/C
Shaun Wardle, C/C
Water Department
Sewer Department
Sanitary Service (No VAR, vac, FPJ
Building Department
Fire Department
Police Department
City Attorney
Engineer
City Planner
Parks Department
Meridian School District (No FPJ
Meridian Post Office (FP/PP Doty)
Ada County Highway District
Ada County Development Services
Central District Health
Nampa Meridian Irrig. District
Settlers Irrigation District
Idaho Power Co. (FP/PP oMy)
U.S. West (FP/PP Doty)
Intermountain Gas (FP/PPoMy)
Bureau of Reclamation (FPiPP oMy)
Idaho Transportation Department (No FP)
Ada County (Annexatlon only)
Ada County Land Records (FP/PP Dory)
Meridian Development Corporation
Your Concise Remarks:
Historical Preservation Commission
RECEIVE
~taP~ ~ i~ 271t~
City of Meridian.
City Clerk Office
33 EAST IDAHO AVENUE • MERIDIAN, IDAHO 83642 • (208) 888-4433
City Clerk Office Fax (208) 888-421 B Human Resources Fax (208) 884-8723 Finance & Utility Billing Fax (208) 887-4813
HUB OF TREASURE VALLEY
MAYOR A Good Place to Live LEGAL DEPARTMENT
Tammy de Weerd CITY OF MERIDIAN `208' P6~L ~ WoRK ~~5
CITY COUNCIL MEMBERS
William L.M. Nary 33 EAST IDAHO BUILDING DEPARTMENT
Keith Bird MERIDIAN, IDAHO 83642 (208) 598-5500 ~ Fax 887.129?
Shaun Wazdle (208) 888-4433 ~ FAR (208) 887-0813 PL-4NNEVG AND ZONING
Charles M. Rountree City Clerk Office Fax (ZOS) 858-4218 DEPARTMENT
(208) 8845533 -FAX 8886854
Transmittal Date: 7anuary 12, 2004
STAFF REPORT: P&Z Hearing Date: January 15, 2004
REVISED: February 12, 2004
To: Mayor, City Council and Planning & Zoning Commisslon -~; 1 ~ ~ #~ ~ '~ -s ~ s T I
From: Brad Hawkins-Clark, Principal City Planner~~-- ~'~~ ~ ~ l~;(as~
Bruce Freckleton, Senior Engineering Tech
t (l~,~i fail .~,
Re: Salisbury Subdivision No. 2 a . ~ Lc~cl + ~iti~;~~~
• Annexation and Zoning of 19.7 Acres from RUT to R-8 (Medium Density
Residential), by Earl, Mason, and Stanfield, Inc. (Fide 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. (Fide 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
modified or deleted by motion of the Meridian City Council:
APPLICATIONS SUMMARY
[2/12/04 Revdsion Note: This amended staff 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 frnad revision is based upon the 1/12/04 staff report and the
1/15/04 P&Z Commission public hearing. The most substantial modification to the 1/13/04 plat
is the relocation of a stub street from the west property dine (Claire) to, the north property dine
(Kelsey Way). In addition, ACHD took final action on the application -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 st~~ikethreughs and all addirions are shown. in bold
and underline)
The applicant, Earl, Mason, and Stanfield, Inc., has applied for annexation and zoning and
preliminary plat approval of seventy-two (72) building lots and t~ve (~) 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 parcels and two (2) existing houses within the boundaries of the plat.
The north boundary of the property abuts a future Mixed Use-Community Neighborhood Center
AZO}036, PP-03-042 Salisbury SLb NO ]revAZPP
Planning & Zoning Commission/Mayor & City Council
January 15, 2004 (P&Z Hearing Date)
Page 2
that has frontage on Ustick Road. The land is presently zoned RUT (Ada County) and the
applicam 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 Clearbrook Estates was approved by City Council on
10/28/03 and construction approval is pending. A public pedestrian pathway is proposed along
the south boundary of the subdivision north of the South Slough, in compliance with the
Comprehensive Plan. The pathway will connect to the already-approved pathway in Clearbrook
Estates.
The proposed building lots range in size from 6,500 squaze feet up to 19,047 square feet. The
average lot size is 8,-244 8,271 squaze 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 ACRD staff report
recommends a modification to the site layout which conflicts with P&Z stafi's on final
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 pazcel. 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. u,.., e.. nay :«„m..__~~ ~_^a~ m n,..:.., c«...,,.« ,....... wt ^' .., ~'.. '~'_ r .......,.. ,"~
• ,. «w..« r.,....,i.,,..,,,,,..,,, ,.d........ „ ....,.,:,, .,«_~.:V-+t, -a V,µV(See further analysis below
under "Preliminary Plat Finding A.")
Staff is recommending approval of both applications with conditions. u..R.e..,... ,,.... «.. «,... ,....,_
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LOCATION
The property is located on the east side of Venable Lane, approximately''/2 mile west of Meridian
Road and '/4 mile south of Ustick Road.
SURROUNDING PROPERTIES
North: Three, undeveloped parcels (15, 7 and 3 acres in size), under two different ownerships,
zoned RUT (Ada Co.)
West: Agriculture/pasture land, zoned RUT (Ada County)
East: Salisbury Lane Subdivision, Lansbury Subdivision and Clearbrook Estates Subdivision
(not built), all zoned R-4
/J 030]6, PP-03-0d2 Salebwy Sub No Zrev.AZPP
Planning & Zoning Commission/Mayor & City Council
January 15, 2004 (P&Z Hearing Date)
Page 3
South: Waterbury Park Subdivision, zoned R-4
OWNER OF RECORD
i
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 aze required "to review the particulaz facts and circumstances
of each proposed zoning amendment in terms of the following Sandazds and shall find adequate
evidence answering the following questions about the proposed zoning amendment."
The following is the list of sandazds found in 11-15-11 and analysis by staff:
A: Will the new zoning be harmonious with and in accordance with the Comprehensive
. Plan and, if not, has there been an application for a Comprehensive Plan
amendment;
Staff finds that the proposed zoning designation, R-8, is harmonious with and in
accordance with the 2002 Comprehensive Plan and Future Land Use Map, which
designates the land to be Medium Density Residential. There is a minimum 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 fixture neighborhood
center in this section. The applicant proposes to construct a 10-foot wide regional path
from the pazcel's east boundary to Venable Lane. The plat shows ^°°
t{YO stub streets and lots averaging 6,500 to 6,800 s.f. along the
north boundary, adjacern 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 aze 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 any proposed cul-de~sacs and utilizes
existing stub streets for neighborhood interconnectivity. The subdivision also
proposes public and private pedestrian pathways which encourage walking and
bicycling, especially along the South Slough
AZ-03-036, PP-03-042 Satisbmy Sub No 2cevAZ.PP
Planning & Zoning Commission/Mayor & City Council
January 15, 2004 (P&Z Hearing Date)
Page 4
"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 regulaz 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 imgation
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 imo new residential subdivision
plats." (Ch. VII, Goal IV, Obj. C, #3)
There is one key Comprehensive Plan policy which may not be met if the plat that
accompanies the annexation request is approved as submitted (see Finding `B" under
Preliminary Plat for further analysis.):
"Collectors shall be located at the north-south and east-west half-mile lines within
the undeveloped sections of Meridian's Area of Impact." (Ch. VI, Bullet #1, pg.
73)
Venable Lane is located at the half-mile dine between Meridian Road and Linder
Road and is shown in the Comprehensive Plan (Chapter VI) as a future collector
roadway. As nronosed a minimum IO foot wide landscape buffer will be required
along the east boundary of Venable Lane to ensure the lots do not have double
frontage. ~' ?~:.~ - :,: ;d; c;~t y p; Y;,~a In addition, ACHD would require a
minimum 40-foot wide street section for Venable if it becomes a collector.
Assuming this amount of right-of-way, due to the overlapping easement for the
Flack Drain on the west side of Venable, this would sign~cantly impact the dots
on the west boundrny of Salisbury No. 2. Sta,~'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. )s 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 aze several lazge, undeveloped county parcels west of this land and
additional rezone requests are anticipated on these pazcels 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 ezarople, a residential area
turning into a commercial area by means of conditional use permits;
AZ-03-036, PP--03-042 Salisbury Sub No 3ev.AZ.PP
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 of R-8. The accompanying plat demonstrates the land
would be developed in lot sizes, housing types and other dimensional requirements that
conform to the new zoning.
D. Has there been a change in the area or adjacent areas which may dictate that the
area should be rezoned. For example, have the streets been widened, new railroad
access been developed or planned or adjacent area being developed in a fashion
similar to the proposed rezone area;
Staff finds that the land directly south and east of the subject property is either built-out
or approved for development similar to the proposed subdivision (Salisbury, Lansbury,
Clearbrook Estates and Waterbury Park subdivisions). There is an existing church
approximately 500 feet northeast of this property's north boundary. Cedar Springs
Subdivision, a new elememary 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, I) 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 residemial use will change the existing ex-
urban character of the subject property and adjacent farmland (to west). ff only one
public street (W. Sedgewick Dr) is used for construction traffic and future resident
access, the essential character of Salisbury Lane Subdivision would be negatively
impacted. However, if Indian Rocks Street (in pending Clearbrook Estates) is constructed
as a second vehicular access for this development, it will better distribute the traffic and
have less of an impact on nearby residences.
The imended 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;
AZ03D36, PP-03-U62 Salisfivy SUb NO 2rev.AZ.PP
Planning & Zoning Commission/Mayor & City Council
January 15, 2004 (P&Z Hearing Date)
Page 6
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
applicant. The applicant shall be required to extend water mains to and through the
proposed development, thereby making them available to the adjacent properties. The
applicant and/or future property owners will be required to pay park and highway impact
fees as well as construct on-site storm water drainage facilities.
Please review ACRD, Police and the Fire Department's comments concerning this
subdivision for further information regarding public services and facilities.
H. Will not create excessive additional requirements at public cost for public facilities
and services and will not be detrimental to the economic welfare of the community;
Staff finds that there will not be excessive additional requirements at public cost for
public services and facilities, if the applicant complies with the conditions of approval for
the accompanying conditional use permit and preliminary plat applications.
I. Will the proposed uses not involve uses, activities, processes, materials, equipment
and conditions of operation that will be detrimental to any persons, property or the
general welfare by reason of excessive prodaction 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 trips
per day. However, staff does not feel that the amount generated will be detrimental to the
public welfare if all City and ACRD conditions of approval are met.
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 shalt be so designed
as not to create an interference with traffic on surrounding public streets;
AZ03-03fi, PP~Li-0d7
Setisbury SLb No 3evA2.PP
Planning & Zoning Commission/Mayor & City Council
January 15, 2004 (P&Z Hearing Date)
Page 7
As noted under Finding "E" above, the traffic and existing residences on Sedgewick
Drive may be negatively affected if Sedgewick is the only public street access to
Salisbury Subdivision No. 2. Even if both Sedgewick and Indian Rocks are built and
available, construction traffic for Salisbury No. 2 could create an interference with traffic
in the Salisbury Lane and Lansbury Lane neighborhoods. Venable Lane may be an
alternative route for construction traffic.
The Commission and Council should review ACRD comments concerning vehicular
approaches and traffic generation. ACRD has ~3`~ 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. Ts the proposed zoning amendment in the best interest of the City of Meridian. (Ord.
592,11-17-1992)?
Staff finds that all essential services are available or will be provided by the developer to
the subject property and will not require unreasonable expenditure of public funds. The
applicant is proposing to develop the land in substantial compliance with the City's long-
range plan (medium density residential). The land east and south of the subject property
has already been annexed and this is a logical expansion of existing zoning and land uses.
Staff finds it would be in the best interest of the City of Meridian and the existing and
future residents within Section 1 (T3N, RIW) 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 give s en cial
discussion/consideration to this finding_
ANEXATION AND ZONING CONDTIONS OF APPROVAL
I. 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
ATA3-036, PP-03-042
Selisb~¢y SLb No 2revAZ.PP
Planning & Zoning Comaussion/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.
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
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.
PRELIlI~IINARY PLAT FINDINGS AND REQUIREMENTS
Sections 12-3-3 J.2 and 12-3-5 D read as follows: "In determining the acceptance of a proposed
subdivision, the Commission/Council shall consider the objectives of this title and at least the
following:
a. The conformance of the subdivision with the Comprehensive Development Plan;
Staff finds that the proposed application is in compliance with the adopted Future Land
Use Map of the Comprehensive Plan (Chapter Vin. 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, adjacent to the south side of the proposed
subdivision. The subject application includes the construction of the pathway adjacent to
the subdivision. The subdivision's design also accommodates the future neighborhood
center on its north boundary.
Venable Lane is located at the half-mile line between Meridian Road and Linder Road
and is shown in the Comprehensive Plan (Chapter Vl) 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. "T^ w°~ - ~° ------''-•
prepesed: 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 bowtdarv.
b. The availability of public services to accommodate the proposed development;
Staff finds that public services aze available to accommodate the proposed development.
(Seethe findings under "Annexation and Zoning" for more detail.)
AZ-03-036, PP-0.l-042 Selisbnry SLb No 1mAZ.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
program;
Staff finds that the subdivision will not require-the expenditure of capital improvement
funds.
d. The public financial capabHity 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 fmdings, 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 Desien: The Commission and Council should note the applicant's
stonnwater management for this subdivision is integrated into the right-of--way of all interior
streets and is not an off street pond, as the city has typically seen. A cross-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. ACRD 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 applicant submitted to staff written verification that the 40-
foot wide Nampa Meridian Irrigation District (NMID) easement along the South Slough does
not encroach into the adjacent lots. The north easement line of the drain is set at the rear lot
lines of Lots 6 through 11, Block 5. (See Site Specific condition #3 below.}
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AZ-03-036, PP-03-042 Selisbnry SWb NO2revAZPP
Planning & Zoning Commission/Mayor & City Council
January 15, 2004 (P&Z Hearing Date)
Page 10
.. +>,....~,...:.e,r ., m.,., e:+,. e..,.,.:a....,,,,a«:,.., un ~ (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 corner 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 boundary. This will involve a proactive position on behalf of the City
since ACHD has no mechanism to exact this right-of--way from the property owner(s).
However, we feel it is a strategic element of creating aninter- connected and accessible area
in the future.
t,,.cC .. nn thP-cN_i!st ~:as ,.r y.,...d.3.. r ., ie,.e c:+,, e., :c a• uo ~ (Applicant
' complied.)
7.
public collector roadway in the future. It is designated as such on the 2025 Long Ranee
Highway & Street Man. prepared by COMPASS. At issue is whether Venable Lane
should be preserved as a future public street and whether. Salisbury No. 2 should
provide a public street stub to Venable along the west boundary. P&Z staff is very
concerned about Venable Lane becoming a de facto collector without becoming public
dictate the need for the entire lane going public, we conceded that it is more likely the
northernmost 1,000 feet of Venable will become public. but not the southern 700 feet, or
so. As such. P&Z staff supports the relocation of the stub street on the revised plan
from the west boundary to the north boundary.
That being said, we are still recommending a condition that help's to ensure the private
Venable Lane is not utilized as a public street upon future redevelopment of the other
three I31 parcels which currently have access rights to the lane, tSee Site Specific
condition #16 below.)
SITE SPECIFIC CONDTTION5 OF APPROVAL fPRELIlVIINARY PLATT
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
AZ-03-036, PP-03-042 Sulub~uy Sub No NevAZ.PP
Planning & Zoning Commission/Mayor & City Council
Ianuary 15, 2004 (P&Z Hearing Date}
Page 11
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 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 be approved by
all applicable agencies prior to the City Engineer signature of the final plat.
As proposed, the NMID easemem along the South Slough shall not encroach into the
buildable lots within Block 6.
4. Rr-ictr-tn_t}~na~ r,.,,..„,:,,^:,,„ Y t.t• w +t.^ n„„t:^.._+ ..t,..n ....t_._:. - _-a - --
,naar~+-~nlaatl~tinnatn +t-^ ~~-'~ n a a t. t. coi
t.....
. The Commission should determine if all of the South
Slough common lot qualifies as open space. If necessary, based on the Commission
'decision, 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. AYYI: «+ ..L.,17 ,, +l,e ,~ ^l: .... „1..+ +,. ,.7...7., .. 1,' 1. 1 t. .l 1, 'in
r~ ~ r y~
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 (I.ot 5, Block 5). Submit a revised fencing plan with the final
plat. The developer shall constnact the South Slough perimeter fence on the rear lot lines
of Lots 6 - 11, Block 5.
a n„„1:.. „+..t.^ll rnxricu ~ l' t t, to c •a l
r ~ r ,
+~west ~tidP a€Lets I 3,1~11rse1 I, nertl3 a€a~~C-lire-Street~ai ---- „ `
. (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:
AZ03036, PP-03°41 Silisbury Sub NO 2nrvAZ.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.
11. 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 azeas shall not exceed 3:1. The project engineer should pay close
attention to the resuhs 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 Departmern. 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
Works Department. Applicant shall execute City of Meridian standazd 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
yeaz-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 yeaz-
round source of water. Applicant shall be required to utilize any existing surface or well
water for the primary source. If a surface or well source is not available, asingle-point
connection to the culinary water system shall be required. If a single-point connection is
utilized, the developer shall be responsible for the payment of assessments for the
common areas prior to signature on the fmal plat by the Meridian City Engineer.
Flp`~ ~~'~'~=''=:~'-'~^ ^::: u'., w '~ *' (A licant com lied.
r s ~ Yr~•••,•••••,••. PP P )
AZ03-036, PP-W-042 Sdisbml' Svb No 2mAZ.PP
Planning & Zoning Commission/Mayor & City Council
January 15, 2004 (P&Z Hearing Date)
Page 13
16. Prior to the Citv Council Dublic hearing. the aDDlicant Shall obtain written,
notarized statements from the recorded owners of the other three (3) Darcels which
currently eniov ingress/egress easement rights to Venable Lane. Said statement shall
state, in effect. they wilt reliaauish their existing ingress/egress rights to Venable
Lane at such time as a new Dublic street access. other than Ustick Road. is made
available to their Dareels.
STANDARD CONDTTIONS OF APPROVAL (PRELIlVIINARY PLAT)
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-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 fi om 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.
AZ-03-036, PP-03042 Salsbury Sm No 9GV.AZPP
Planning & Zoning Commission/Mayor & City Council
January 15, 2004 (P&Z Hearing Date)
Page 14
11. Applicant's engineer will be required to submit a signed, stamped statement certifying
that ail street .finish centerline elevations are set a minimum of three feet above the
highest established normal groundwater elevation.
Staff recommends approval of the proposed annexation, rezone and preliminary plat with the
conditions noted above. ,
. Also, Findings "A," `B," 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.
'
.~ ,
AZ-03-036, PP-ff3-042 Salisb~uy SLb NO 2revAZPP
EARL, MASON, & STANFIELD, INC.
PROFESSIONAL ENGINEERS, LAND SURVEYORS, & PLANNERS
314 $ADIOLA STREET
CALDWELL, IDAHO 83605
January 12, 2004 ,~~ ~' _ ~ '~~-r. ~ A 'i ~y~
Mr. Will Berg )'~~ ~ ~ tiLl~af
City Clerk i.; i - r +.~ >>"?.It:-ridiar,
33 East Idaho ' ~'t+' ! ""rl~ f)ffce
Meridian, ID 83642
Re: Salisbury Subdivision No. 2 -City Staff Report
Mr. Berg:
TELEPHONE: (208) 454-0256
FAx:(208)454-0979
Email: sstanfield@emands.ne[
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
aze 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 azea
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" elevafion, "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.
E ARL, 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 depicfing 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, sidewallc, 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.
CfTY OF MERIDIAN
PUBLIC HEARING
SIGN-UP SHEET
DATE February 19, 2004 ITEM # 10
~,
PROJECT NUMBER PP 03-042
PROJECT NAME Salisbury Subdivision No. 2
FOR
~, ,(~,L~o`/~
January 12, 2004
PP 03-042
MERIDIAN PLANNING 8~ ZONING MEETING January 15, 2004
APPLICANT Eal•I, Mason, and Stani•ield, InC. ITEM NO. ~ 6
REQUEST Public Hearing -Request for Preliminary Plat approval of 72 single-family residential
building lots and 2 common lots on 19.7 acres in a proposed R$ zone fw proposed Salisbury
Subdivision No. 2 -south of West Ustick Road and west of North Meridian Road
AGENCY
CITY CLERK:
CITY ENGINEER:
CITY PLANNING DIRECTOR:
CITY ATTORNEY
CITY POLICE DEPT:
CITY FIRE DEPT:
CITY BUILDING DEPT:
CITY WATER DEPT:
CITY SEWER DEPT:
CITY PARKS DEPT:
MERIDIAN SCHOOL DISTRICT:
SANITARY SERVICES:
ADA COUNTY HIGHWAY DISTRICT:
CENTRAL DISTRICT HEALTH:
NAMPA MERIDIAN IRRIGATION:
SETTLERS' IRRIGATION:
IDAHO POWER:
INTERMOUNTAIN GAS:
OTHER:
Contacted:
Emailed:
COMMENTS
See attached Staff Comments
See attached Comments
No Comment
See attached Comments
See attached Comments
No Comment
See attached Comments
See attached Comments
~e ~~~
~~~
2\~~`1~~
Date: '~ Phone: (~ S '~~P`
Staff Initials:
Materials presented at public meeHnps shall become properly of the Cily of Meridian.
HUB OF TREASI;RE VALLEY
MAYOR A GOOd Place [O LIVe LFGAI, UL:NARTM[NT
Trunmy do Weard i ^-OSJ 4Gfi-927? - Nlu~ JfiC,.d1U~
CITY OF MERIDIAN ~
Crl~1'COl.1NC'1L. MEMBERS rual.lc ,r
oleia
William L
M
Nary 33 EAST IDAHO auirolNO oer'nR~rMEN'r
.
. (=08) 898-5500 ~ Pa.e 887-RO7
Reim Bird .
MERIDIAN, IDAHO 83642
Shaun Wardle (208) 888-4433 ~ FA:( (208) 887-0813 PLFlNNIT~G AND ZONING
' City Clerk Oftice Paz (208) 888-4218 U[PAR'rMLN I
C
harizs M. Rountree (20R) R84-5533 FAX 888-fi SSd
Transmittal Date: January 12, 2004
STAFF REPORT: P&Z Hearing Date:.ianuary 15, 2004
To: Mayor, City Council and Planning & Zoning Commission
From: Brad Hawkins-Clark, Principal City Planner`~~~-
Bruce Freckleton, Senior Engineering Tech
Re: Salisbury Subdivision No. 2
• Annexation and Zoning of 19.7 Acres from RUT to R-8 (Medium Density
Residential), by Ead, 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
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/J/04. The
original plat was dated 11/25/03. The primary modification is the extension of Indian Kocks
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
preliminaty 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. The owner/developer of the property is Woodside Properties, LLC. There are tluee (3)
separate county parcels and two (2) existing houses within the boundaries of the plat. The north
boundary of the property abuts a future Mixed Use-Community Neighborhood Center that has
frontage on Ustick Road. The land is presently zoned RUT (Ada County) and the applicant has
requested the property be zoned R-8.
The proposed subdivision includes road access via one existing stub street in Salisbury Lane
Subdivision (W. Sedgewick Dr.) and a future stub street in Clearbrook Estates Subdivision
(Indian Rocks St). The final plat for Clearbrook Estates was approved by City Council on
10,28/03 and construction approval is pending. A public pedestrian patln>ray is proposed along
the south boundary of the subdivision north of the South Slough, in compliance with the
AZ-03-OJ6, PP-01-0.12 Salisbun Sub No 2 AZ.PP
Plaiming & Zoning Commission/Mayor & City Council
Ianuary 15, 2004 {P&Z Hearing Date)
Page 2
Comprehensive Plan. The pathway will connect to the already-approved pathway in Clearbrool<
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 3.65
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
d~~acre). The proposed subdivision has approximately 5.2% open space, which would be in
compliance with the open space requirement of Ordinance 12-13-IG-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 Ustick Road to the southwest corner of
the subject parcel. ACHD policy does not allow W. Claire Street, a public street, to convect 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 pubhc 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 ACHD 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.
1,OCATION
The property is located on the east side of Venable Lane, approximately ~z mile west of Meridian
Road and '/o mile south of Ustick Road.
SURROUNDING PROPERTIES
North: Tluee, 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 L one Subdivision, Lansbury Subdivision and Clearbrook Estates Subdivision
(not built), all zoned R-4
South: Waterbury Park Subdivision, zoned R-4
OWNER OF RECORD
The property owner of record is Woodside Properties, LLC, represented by Jeffrey A. Wood.
Mr. Wood has provided notarized consent for submission of the applications.
AL-03-U36, PP-0]-042 Salisbun~ Su b No ?.i~%.V N
Planning & Zoning Commission/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 Anreredrnents, both
the P&Z Commission and Council are required "to review the particular facts and circumstances
of each proposed zoning amendment in terms of the following standards and shall find adequate
evidence answering the following questions about the proposed zoning amendment."
The following is the list of standards found in 11-15-11 and analysis by staff:
A. Will the new zoning be harmonious with and in accordance with the Comprehensive
Plan and, if not, has there been an application for a Comprehensive Plan
amendment;
Staff finds that the proposed zoning designation, R-8, is harmonious with and in
accordance with the 2002 Comprehensive Plan and Future Land Use Map, which
designates the land to be Medium Density Residential. There is a minimum target density
of three (3) du/acre in the Comprehensive Plan and Salisbury's gross density is 3.65
du/acre. The Future Land Use Map shows a regional pathway and future neighborhood
center in this section. The applicant proposes to construct a 10-foot wide regional path
from the parcel's east boundary to Venable Lane. The plat shows 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 armexation request (Staff analysis is shown in Ctalics):
• "New d evelopment s hould n of r ely on c ul-de-sacs s ince t hey p rovide p oor fire
access, walkability and neighborhood social life. New development and streets
should be designed to encourage walking and bicycling." (Ch. VI, Bullet #2, pg.
71)
The preliminary plat does not include any proposed cul-rle-sacs and ratilLes
existing stub streets for neighborhood interconnectivit+~. The subdivision also
proposes public cued priuate pedertrirrn patlrwnvs a-/rich encor.azrge r~valkirtg and
bicycling, especially along the South .Slough.
• "Require pedestrian access in all new development to ]ink 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)
nZ-OJ-0Sti. PP-0J-on2 Solisbory Sub No ^_.AZPY
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 III, Obj. B, #3)
The applicant is coordinating with Nampa Meridian Irrigation Dissrict to provide
a n eN,, paved, 1 0 foot w ide na ainlenance/pathway facility a rljacens t o the Soutlr
Slough..
• "Require usable open space to be incorporated into new residential subdivision
plats." (Ch. VII, Goal N, 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 l%inding "B" Murder
Preliminary Plat for further analysis.):
• "Collectors shall be located at the north-south and east-west half-mile lines within
the undeveloped sections of Meridian's Area of Impact." (Ch. VI, Bullet #l, 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 boundary of (/enahle Lane to ensure the lots do not have double
frontage. No buffer is currently proposed. In addition, ACRD would require a
minimaam 40 foot wide street section for Venable if it becomes a collector.
Assuming this amount ofright-of--way, due to the overkipping easement for the
Flack Drain on the west side of Verurble, this would signifcansly impact the lots
on the west boundary of Salisbur~~ No. ?. Staff is also concenred about creasing a
sitesation 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 properly 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 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.
AZ-07-036, PP-0]-OC2 Solisbmy Snb Ao 1AL.4'N
Planning & Zoning Commission/Nlayor & 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, new railroad
access b een d eveloped o r p lanned 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 d evelopment o n t he e ast s ide o f V enable Lane, n orth o f U stick R oad. T he s ubj ect
section (T3N, 'Rl W, 1) is largely built-out and services are available for expansion.
Ustick Road is not programmed within ACHD's Five Year Woiic Program or Capital
Improvement Program. Sidewalk improvements are anticipated as part of the city parl:
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 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 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 anal multi-family
housing at 3 to 8 d.u./acre. The firture 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 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.
AZiLf~Ol6, PY-0J-OC3 sulisbm'y Sub No? AZ NP
Planning & Zoning Commission/Mayor & City Council
January 15, 2004 (P&Z Hearing Date)
Page 6
G. Will the area be served adequately by 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 adequatcly by most
essential public facilities and services if all conditions of approval are met by the
applicant. The applicant shall be required to extend water mains to and through the
proposed development, thereby making them available to the adjacent properties. The
applicant and/or future property owners will be required to pay park and highway impact
fees as well as construct on-site storm water drainage facilities.
Please review ACRD, Police and the Fire Department's comments concerning this
subdivision for further information regazding public services and facilities.
H. Will not create excessive additional requirements at public cost for public facilities
and services and will not be detrimental to the economic welfare of the community;
Staff finds that there will not be excessive additional requirements at public cost for
public services and facilities, if the applicant complies with the conditions of approval for
the accompanying conditional use permit and preliminary plat applications.
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 trips
per day. However, staff does not feel that the amount generated will be detrimental Co the
public welfare if all City and ACHD 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 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.
nzn~-0ae, ra-0n-ona
Salivbuov Sub A01N_YP
Planning & Zoning Commission/Mayor & City Council
January 15, 2004 (P&Z Hearing Date)
Page 7
The Commission and Council should review ACRD 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 Meridian. (Ord.
592,11-17-1992)?
Staff finds that all essential services are available or will be provided by the developer to
the subject property and will not require unreasonable expenditure of public fluids. 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, R1 W) for Venable Lane to be acquired and
dedicated as a public collector roadway. While the City caimot 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 give special
discussion/consideration to this finding.
.4NEXATION AND ZONING CONDTIONS OF APPROVAL
1. The legal description submitted with the application (dated 10-27-03, stamped by Richard A.
Gray) shows the property a s contiguous to 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 proposes 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
TZ-@.-016, PP-05-041 Salis'hury sub Nu 2.AL PP
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 plaC signature.
4, Any future subdivision, uses and construction on this property shall comply with the City of
Meridian ordinances in effect at the time.
PRELIMINARY PLAT FINDINGS AND REQUIREMENTS
Sections 12-3-3 J.2 and 12-3-5 D read as follows: "In determining the acceptance of a proposed
subdivision, the Commission/Council shall consider the objectives of this title and at least the
following:
a. The conformance of the subdivision with the Comprehensive Development Plan;
Staff finds that the proposed application is in compliance with the adopted Future Land
Use Map of the Comprehensive Plan (Chapter VII). The proposed density, 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, adjacent to the soutb 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 firture 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&U7-O~Q NP-01-Oa2 Salisbury Sub No_ AJ VP
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 fiords 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 ther h ealth, s afety o r e nvironmental p roblems a ssociated
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 woii< with
the Salisbury Lane Homeowner's Association, the developer of Clearbrool< Estates
Subdivision and adjacent property owners on Venable Lane to develop a construction traffic
plan. (See Site Specific condition #5.)
?. Stormwater Swale Desi¢n: The Commission and Council should note the applicant's
stonnwater management for this subdivision is integrated into the right-of--way of all interior
streets and is not an off-streeC 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 applicant submitted to staff written verification that the 40-
foot wide Nampa Meridian Inrigation District (NMID) easement along the South Slough does
not encroach into the adjacent lots. The north easement line of the drain is set at the rear lot
(roes 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 (J'or 19.7 acres) is 42,907
square feet. T here are o my Two (2) open space/common area 1 ots s hown o n the p lat. The
applicant shall submit new open calculations and clarify if all of the South Slough is included
in the required open space area. (See Site Specific condition #4.)
5. Property Addition to Plat: As discussed during the Clearbroolc Estates hearings, there is a 30-
foot wide strip of land abutting the southeast corner of this plat, through which Indian Rocl<s
Street w ill b e e xtended. T he 1 and i s a lready annexed a nd i ncludes a l 0" s ewer t nuil< t hat
serves Lansbury Subdivision. The revised plat shows Indian Roclcs connecting through this
strip but the p1aC boundary was not adjusted. Staff is recommending this land be added to the
subject plat. (See Site Specific condition #6.)
p%-US-0J O. Nf ~)-Oi? Salisbwy Snb Vu? AZ PP
Planning & Zoning Commission/Mayor & City Council
January 15, 2004 (P&Z Hearing Date)
Page 10
6. Venable Lane Street Buffer: Staff is recommending the subdivision be designed under the
assumption that Venable Lane will become a public collector. This will invoh~e a proactive
position on behalf of the City since ACHD has no mechanism to exact this right-of-way frau
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 Specific
condition #8.)
SITE SPECIFIC CONDITIONS OF APPROVAL (PRELIMINARY PLAT)
I . 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 constmcted 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 Parlc's Dept. standards for construction of the pathway. The
Homeowner's Association is responsible f:or 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 be approved by
all applicable agencies prior to the City Engineer signature of the final plat.
3. As p roposed, t he N MID e asement a long t he S oath S lough s hal I n of e ncroach i nto t he
buildable lots within Block 6.
4. Prior to the P&Z Commission public hearing, the Applicant shall submit revised open
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.
5. 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 to 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 aroas.
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.
nun-ms, rr-a,-0az - Su~lrm~ry s~~n n~o'_ nz r~
Planning & Zoning Commission/Mayor & City Council
Januazy 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 construct the South Slough perimeter fence on the rear lot lines
of Lots 6 - 11, Block 5.
S. Applicant shall revise the preliminary plat to show a new, 10-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 "wel
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-alignment may be to follow
the existing ditch that is shown through the middle of Blocks 2, 3 and 5.
11. 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 o~~f time not to
exceed 24 hours for all storms up to and inchiding 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 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
AZO]-0!6, PP-0J-04? 5',olinbni y Sub Nn ? A]. PI'
Planning & Zoning Commission/Mayor & City Council
January I5, 2004 (P&Z Hearing Date)
Page 12
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 requires that pressurized irrigation systems be supplied by a year-
round source of water. Applicant shall be required to utilize any existing surface or well
water for the primary source. If a surface or well source is not available, asingle-point
connection to the culinary water system shall be required. If a single-point connection is
utilized, the developer shall be responsible for the payment of assessments for the
common areas prior to signature on the final plat by the Meridian City Engineer.
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 PLAT1
All grading of the site shall be performed in conformance with MCC 1 1-l -->FI.
2. Sidewalks shall be installed within the subdivision an'd 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.
~. 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 I-ire
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 the e quivalent n umber o f c aliper i nches o f t reel t hat
AL-°]slle, PP-03-04'_ S~IisLnry Sub Nn' iV. PI'
Planning & Zoning Commission/Mayor & City Council
January 15, 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.
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.
l0. Compaction test results must be submitted to the Meridian Building Deparhnent for all
building pads receiving engineered baclcfill, 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.
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
ACRD 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:
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
wide the assumption that Venable Lane will function as a collector in the future. However, since
ACRD 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 sheet); more time 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 ofpublic 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.
.AZ U_I-J54 NY OS-Ua'_ Fv l'n'bw'y Suh N~=.AL.I'I'
MAYOR
Robert D. Corrie
CITY COUNCIL MEMBERS
Tammy de Weerd
William L. M. Nary
Cherie McCandless
Keith Bird
~~ "~~
CITY OF j~~~^'~r
11 IDAHO
LEGAL DEPARTMENT
(208) 466-9272 • FAX 46G-4405
PARKB & RECREATION -
(208) 888-3579 • Fax 898-5501
PUBLIC WORKS
(208) 898-5500 • Fax 887-1297
BUILDING DEPARTMENT
(208) 867-2211 • Fax 887-1297
PLANNING & ZONING
(208) 884-5533 • Fax 668-6854
TRANSMITTALS TO AGENCIES FOR COMMENTS ON DEVELOPMENT PROJECTS
WITH THE CITY OF MERIgIAN
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:
2004
Transmittal Date: December 8, 2003 Hearing Date:
File No.: PP 03-042
Request: Preliminary Plat approval for 72 single-family residential building lots and 2 common
lots on 19.7 acres in a proposed R-8 zone for proposed Salisbury Subdivision No. 2
By: Earl, Mason, and Standfield, Inc.
Location of Property or Project: south of West Ustick Road and west of North Meridian Road
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 Bonlp, P/Z (No VAR, VAC, FP)
Robert Come, Mayor
Bill Nary, C/C
Tammy deWeerd, C/C
Keith Bird, C/C
Cherie McCandless, C/C
Water Department
Sewer Department
Sanitary Service (No VAR, VAC, FP)
Building Department
Fire Department
Police Department
City Attorney
City ineer
y Planner
Parks Department
~-~
RECEIVED
DEC Y 5 2003
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/PP onry)
U.S. West (FP/PP only)
Intermountain Gas (FP/PP ~~ty)
Bureau of Reclamation (FP/PP only)
Idaho Transportation Department (No FP)
Ada County (Annexa8on Doty)
Ada County Land Records (FP/PP onry)
Meridian Development Corporation
Historical Preservation Commission
lemarks:
r
,..~:,o, P~... s~ ~ P
D~. 3-3~ p 3~ , p~,.~~,c~ c.
/lJ. ir-q, /~//S~~Bed3
City of Meridian
City Clerk Offcc
33 ~A$T 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
MAYOR
Bober[ D. Currie
CITY COUNCIL MEMBERS
Tammy de Weerd
William L. M. Nary
Cherie McCandless
~,~ !~
~,Q ,~' CITY OF ~~?'
~.~Vl eY1G~IGFY1- ~~''
tI 1DAH0
2004
Keith Bird "" TeetisimE V 191i~ PLANNING ~ ZONING
(208) 884-5533 • Fax 888-6854
TRANSMITTALS TO AGENCIES FOR COMMENTS ON DEVELOPMENT PROJECTS
WITH THE CITY OF MERIDIAN
To insure that your comments and recommendations will be considered by the Meridian Planning
and Zoning Commission, please submit your comments and recommendations to Meridian City Clerk's Office
Attn: Will Berg, City Clerk, by: Janu
Transmittal Date: December 9. 2008
File No.: PP 03-042
Hearing Date:
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) 887-2211 • Fax 887-1297
2004
Request: Preliminary Plat approval for 72 single-family residential building lots and 2 common
lots on 79.7 acres in a proposed R-8 zone for proposed Salisbury Subdivision No. 2
By: Earl, Mason, and Standfield, Inc.
Location of Property or Project: south of West Ustick Road and west of North Meridian Road
David Zaremba, P/Z (No VAR, VAC, FP)
V8C8nt, P/Z (No VAR, VAC, FP)
Leslie Mathes, P/Z (No VAR, VAC, FP)
Michael Rohm, P/Z (No vAR, VAC, FP)
Keith Bonlp, P/Z (No VAR, VAC, FP)
Robert Currie, Mayor
BiFl Nary, C/G
Tammy deWeerd, C/C
Kehhhhft~~~~rrh~f~Bird, C/C
e McCandless, C/C
ater Department
Sewer Department
Sanitary SBrvICe (NO VAR, VAC; FP)
Building Department Q
Fire Department ,~
Police Department
City Attorney Your Concise
City Engineer
City Planner
~~~~
DEC 1 0 2003
CITY CF MERIDIAN
`:~~~STEVVATER DEPT.
Meridian School District (No FP)
Meridian Post Office (FP/PPOnty)
Ada County Highway District
Ada Courity Development Services
Central District Health
Nampa Meridian Irrig. District
Settlers Irrigation District
Idaho Power Co. (FP/PP onry)
U.S. WBSt (FP/PP onry)
Intermountain Gas (FP/PP only)
Bureau of Reclamation (FP/PP only)
Idaho Transportation Department (No FP)
Ade County (Annexa5on only)
Ada County Land Records (FP/PP onry)
Meridian Development Corporation
Historical Preservgt{on Ctommission
oEC > > zoos - RECENED
CITY Cir~ MERIDIAN DEC 15 2t703
WASTEWATER DEPT.
City of Meridian
33 EAST IDAHO AVENUE • MERIDIAN, IDAHO 83642 • (208) 888-4433 City Clerk Office
City Clerk Office Fax (208) 888-4218 Human Resources Fax (208) 884-8723 Finance & Utility Billing Fax (208) 887-4813
Preporing
Todotrs
SWden[s Fm
Tomortow's
SUPERINTENDENT
Christine H. Donnell
Joint School District No. 2
911 Meridian Road • Meridian, Idaho 83642 • (208) 855-4500 • Fax (208) 888-6700
December 11, 2003
City ofMeridian
33 East Idaho
Meridian, Idaho 83642
Dear Planners:
RECEIVED
DEC 15 2003
City of Meridian
City Clerk OffirF
The Meridian School District has experienced phenomenal student growth the last ten
years. The high schools, middle schools, and elementary schools throughout the district
are operating over capacity.
Approval of Salisbury Subdivision No. 2 will have a significant impact on school
enrollments at Ponderosa Elementary, Eagle Middle, and Ea lg a Hi School.
We can predict that these homes, when completed, will house seventeen (17) elementary
aged children, sixteen (16) middle school aged children, and fifteen (15) senior high aged
students. Additional students will further compound the current overcrowded situation.
School capacity is addressed in Idaho Code 67-6508. The Meridian School District is
currently operating beyond capacity. Future development will continue to have an impact
on the district's capacity. if you have any questions, please contact me at 888-6701.
Sincerely,
~'v~` J~
Wendel Bigham
Supervisor of Facilities and Construction
CENTRAL CENTRAL DISTRICT HEALTH DEPARTMENT
.. DisrRrcr Return to:
'iRHEALTH Environmental Health DivisionRECEIV~'~ ^ Boise
DEPARTMENT
DEC 16.2003 ^ Eagle
Rezone # (Yty of Meridian ^ Garden City
Con itional Use # Cfty Cleric Ontae ~{vleridian
^ Kuna
Preliminar Final /Short Plat ~ t3'.'~ -O~f ^ACZ
_ ~ n ^ Star
^ 1. We have No 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.
~. After written approval from appropriate entities are submitted, we can approve this proposal far:
l
centra
sewage ^ community sewage system ^ community water well
^ interim sewage ,.~eentral water
^ individual sewage ^ individual water
The following plan(s) must be submitted to and approved by the Idaho Department of Health & Welfare,
Division of nvironmental Quality:
ral sewage ^ community sewage system ^ community water
^ sewage dry lines central water
10. Runoff 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
~. Please see attached stormwater management recommendatations
^ 15.
^ child care center
Dater/~
Reviewed By: ~~ %~~~~~
~oHO~o„~ Review Sheet
r
CENTRAL
•• DISTRICT
~1'HEALTH
DEPARTMENT MAIN OFFICE • 707 N. ARMSTRDN6 PL. • 8015E, ID 83704-0825 • (208) 375-5271 • FA1(327-8500
To prevent and treat disease and disability; to promote healthy lijesryle5; and to prorec+med pranore the heahh and quality of our environm~nl.
STORM WATER MANAGEMENT RECOMMENDATIONS
It is recommended that storm water be pre-treated prior to discharge to the
subsurface to prevent impact to ground water and surface water quality: The
engineers and architects involved with the design of this project should obtain
current best management practices for storm water disposal and design a
storm water management system that is preventing groundwater and surface
water degradation. Manuals that could be used 'for guidance are:
State of Idaho Catalog of Stormwater Best Management Practices For
Idaho Cities and Counties.
Prepared by the Idaho Department of Environmental Quality, July
1997.
Stormwater Best Management Practices Guidebook.
Prepared by City of Boise Public Works Department, May 2000.
~m.iz 2. mo3
Ada /Boise County Office
707 N. huns[rong PI.
Base, 10 53704
Enviro. Health: 327-7459
Family Planning: 327-7400
Immunizations: 327-70. 50
Senior Nutrition: 327-7460
w;c: 3z7aas5
=k~:: =?7-850:
Serving Valley, ETmore, Baise, and Ada Counties
EImG/F. l.OUni;: VlliCe
26' E. 8th SL North
Mountain Home, ID 83647
Endro. Health: 587-9225
Family Nealth: 587-4407
WIC 587-4405
FA%: 587-3521
u ~liey County Dlficr:
7G N. 1st St.
PG. Box 1448
McCall, ID 83638
Fh. 634-7154
FN;: 634-2174
Heporing
Todoy's
SNdents for
Orollenges. ~
Tomorrow's N Joint Schoo[ District No. 2
S`o
ree~~d~oc 911 Meridian Road • Meridian, Idaho 83642 • (208) 855-4500 • Fax (208) 888-6700
SUPERINTENDENT
Christine H. Donnell
CORRECTION
December 16, 2003
RECEIVED
City of Meridian- DEC 18 2003
33 East Idaho
Meridian, Idaho 83642 City of Meridian
City Clerk Office
Dear Planners:
The Meridian School District has experienced phenomenal student growth the last ten
years. The high schools, middle schools, and elementary schools throughout the district
are operating over capacity.
Approval of Salisbury Subdivision No. 2 will have a significant impact on school
enrollments at Chief Joseph Elementary, Meridian Middle, and Meridian Hi School.
We can predict that these homes, when completed, will house seventeen (17) elementary
aged children, sixteen (16) middle school aged children, and fifteen (15) senior high aged
students. Additional students will further compound the current overcrowded situation.
School capacity is addressed in Idaho Code 67-6508. The Meridian School District is
currently operating beyond capacity. Future development will continue to have an impact
on the district's capacity. If you have any questions, please contact me at 888-6701.
Sincerely,
G%~
Wendel Bigham
Supervisor of Facilities and Construction
RECE~TE~
DEC 2 3 2003
City of Meridian
~ City Clerk Office
7~~d:r.,tza ~c ~ie;dia~t ~~~ac Z~ca,~uct
1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-4395
FAX # 208-463-0092
1S December, 2003
Wililam~,C~. Berg Jr.
Ctty Clerk
City of Meridian.
i4>i ..,fir,, 8364 _ _ _ _ -
RE: PP-3-042 Salisbury Subdivision No. 2
Dear Will:
Phones: Area Code 208
OFFICE: Nampa 466-7861
SHOP: Nampa 466-0663
Nampa & Meridian Irrigation Qistrict requires a Land Use Change Application be filed for
review prior to final platking. PI®ase contact Donna Moore at 466-7861 for further
information.
All laterals and waste ways must be protected. The District's Finch Lateral courses
through the proposed project. This easement must be protected and any encroachment
without a signed License Agreement and approved plan; before any construction is
started, is unacceptable.
All municipal surface drainage must be retained on site. If any surface drainage leaves
the site, the Nampa & Meridian Irrigation District must review drainage plans.
The developer must comply with Idaho Code 31-3805. It is recommended that irrigation
water be made available to all developments within the Nampa & Meridian Irrigation
_DIStrIGt, - - - - - -
Thank you,
~~~~~~
Bill Henson
Asst. Water Superintendent
Nampa & Meridian Irrigation District
BH/dbg
C: Water Superintendent
Meridian Parks & Rec.
Rider 3 >: .. ,
File - OfficelShop
APPROXIMATE IRRIGABLE ACRES
- RIVER FLOW RIGHTS 23,000
8015E PROJECT RIGHTS - 40,000
REC~I~F~`~
DEC 2 3 2003
City of Meridian
City Clerk Office CU t T
1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-4395
FAX # 208-463-0092
Phones: Area Code 208
OFFICE: Nampa 466-7861
R. Scott Stanfield, P.E. SHOP: Nampa 466-0663
Earl, Mason and Stanfield, Inc. -
314 Badiola Street
Caldwell, ID 83605
RE: Land Use Change Application - Salisbury Subdivision No. 2
Dear Mr. Stanfield:
Enclosed please find a Land Use Change Application for your use to file with the Irrigation
District for its review on the above-referenced development. If this development is under a
"rush" to be finalized, I would recommend that you submit a cashier's check, money order or
cash as payment of the fees in order to speed the process up. If you submit a company or
personal check, it must clear the bank before processing the application.
Should this development be planning a pressure urban irrigation system that will be owned,
operated and maintained by the Irrigation District, I strongly urge you to coordinate with John P.
Anderson, Water Superintendent for the Irrigation District, concerning the installation of the
pressure system. Enclosed is a questionnaire that you must fill out and return in order to initiate
the process of contractual agreements between the owner or developer and the Irrigation
District for the ownership, operation and maintenance of the pressure urban irrigation system.
If you have any questions concerning this matter, please feel free to call on me at the District's
office, or John P. Anderson, at the District's shop.
Sincerely,
Donna N. Moore, Asst. SecretarylTreasurer
NAMPA & MERIDIAN IRRIGATION DISTRICT
DNM/smc
cc: File
Water Superintendent
Ride - 3
Will Berg, City Clerk, Meridian City
Woodside Properties, LLC, 1282 E. Braemere Road, Boise, ID 83702-1852
enc.
APPROXIMATE IRRIGABLE ACRES
RIVER FLOW RIGhiTS - 23,000
BOISE PROJECT RIGHTS - 40,000
16 December 2003
01/09/2004 13:35
MAYOR
Tammy do Weerd
CCfY COUNCIL M$MBL^RS
Shaun Wardle
William L M. Nary
Charles M. Rounnxe
Keith Bird
8885052 SANITARY SERVICES
-rte
r5
(;ITS OF ~~~= ..
,y _ y\
eri~'i~n - ~p „
~~
IDAHO ~
tl ,i
PAGE 01
I.EGALDEPARTMENT
(203) arff-9272 • FAX 466-M03
PARRS 8C RECRSATSON
(208) 888.3579 • Fax R9R-5501
PUBLIC wORxS
(208) 898-5500 • Fax 887.1297
BU1I,D1N0 DEPARTMENT
(208) 587-2211 • Fax 887.1297
PLANNING & ZONING
(209) 3845533 • Fax 886-BBSa
TRANSMITTALS TO AGENCIES FOR COMMENTS ON DEVELOPMENT PROJECTS
WITH THE CITY OF MERIDIAN
To insure that your comments antl recommendations will be considered by the Meridian Planning
and Zoning Commission, please submit your comments and recommendations to Meridian CRy Clerk's Office
Attn: Will Berg, City Clerk, by:
Transmittal Date: January 8, 2004 Hearing Date:
File No.: PP 03-042
Request: REVISED PLAT -Salisbury Subdivision No. 2
By: Earl, Mason, and Standfield, Inc.
Location of Property or Project: south of West Ustick Road and west of North Meridian Road
Davitl Zaremba, P/Z (No VAR, VAC. FPI
Vacarrt, P/Z (No VAR. VAC, FP)
Leslie Mathes, PIZ (No VAR, VAC, FP)
Michael Rohm, P/Z (No VAR, vac, FP)
Keith Bonlp, P/Z (No VAR, VAC, FP)
Tammy de Weerd, Mayor
Bill Nary, C/C
Charlie Rountree, C/C
Keith Bird, C/C
Shaun Wardle, G!C
Sewer Department
Sanitary Service (NO VAR, VAC, FPJ
Building Department
Fire Department •
ter Department
Police Department
City Attorney
City Engineer
City Planner
Parks Department
Meridian School District (No FP)
Meridian Post Office (FP/PPonly)
Ada County Highway District
Rda County Development Services
Central District Health
Nampa Meridian Irrig. District.
Settlers Irrigation District
Idaho Power Co. (FP/PP Dory)
U.S. West (FP/PP only)
IMerrnouMain Gas (FPrPPonry)
Bureau of Reclamation (FP/PP ony)
Idaho Transportation Department (No FP)
Ada County (Annexation Dory)
Ada County Land Records (FP/PP ony)
Meridian Development Corporation
Historical Preservation Commission
Your Concise Remarks:
CQMMENl'S• ~ts,o~r,A~ s~~,~~ ~A tvan
Aee.Bsa (s•Gooa-1'e` C~ees.b~~ou,ec~,odZ?~Y~1MgO~~c
C~tY
33 EAST IDAHO AVENUE • MERIDIAN, IDAHO 53642 • (208) 588-4433
City Clerk Off1x Fax (208) 888.4218 Human Resotlrccs Fax (205) 88a-8723 Finance & Utility BilliOg Fax (208) 887.4513
JAN 09 '04 13 47 8885052 PAGE.01
MAYOR
RoaaRtD. CoRRm
COLMCII. Man~maRs
Wu.LUnn L.M. NaRY
KarrtBmo
TAIymIY Da WsaRn
CHERIa McC.vroLass
RvR.nI. FHta Cotvm~assloNaRs
RICHARD GRaaNa
TRRRY LHIGHTON
STaVaELLIOTT
MERIDIAN CITY/RURAL FIRE DEPARTMENT
xaNw. BoweRs
Dat'vTY CH»3F - Fina PRavaN nox
Josarx Sn.va
D&PCTTY CHEF -TRAINING
BILL JOHNSON
540 Fast Franklin Road
Meridian, ID 83642
(208)888-1234
Fax (208) 895-0390
EIVED
December 30, 2003 G~.~ :F 3 2003
(;i ty Of Meridian
~'ity Clerk Office
TO: Mayor, City Council and the Meridian Planning & Zoning Commission
FROM: Joseph Silva, Deputy Chief; Fire Prevention
SUBJECT: Salisbury Subdivision No. 2 AZ 03-036, PP 03-042
The following will be the requirements 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 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.
5. Operational fire hydrants and temporary or permanent street signs are required before
combustible constnution 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.
8. Venable Lane will have to be improved to serve as a secondary emergency access
point for the project.
9. The proposed project ties on the edge of the five-minute response zone goal.
Achievement of this goat is subject to budgetary constraints and is irnended to
enhance the probability of a favorable outcome on a request for t3asic Life
Support. The budget constrains are typically defined as capital outlay for
facilities that are located within 1.5 miles from a given location and sufficient
operational funds to staff the 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 of this developmen.
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~~~MI[+1,~4RY.PLAT I scA~E: 1282 E ~AEMERE ROAD ~,
C. vM: NSA BfNS~ b 83702 .aw. se. w caeeu, ID ~
' k1az: T" ='100' (208). 454-0255 .
APPREC BASKETS ~ TEL~8679933 P. 001
EARL, MASON, & STAN~TELD, INC.
PROPESS7ONAL ENGA'.L~ERS, LAND SURVEYORS, & PLANNERS
314 BMrOLw STREFr
CatD1vELL, IDa80 83605
January 12, 2004
Mr. Will Berg
City Clerk
33 East Idaho
Meridian, ID 83642
Re: Salisbury Subdivision No. 2 -City Staff Report
Mr, Berg:
'4Ve have reviewed the staffreport dated January 12, 2004 and offer the following comments
regarding the "SITE SPL~CIFIC CONDITIONS OF APPROVAL (PRELIMINARY PLAT)". Our
response numbers correspond to the staff report's condition numbers. Conditions not mentioned
aze requirements that we concur with.
SITE SPECIFIC CONDITION OF APPROVAL RELIMIIVARY 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 ]and. The boundary will be
revised and the preliminary plat will include two additional conunon lots.
8. Said 10' landscape buffer will be added to the preliminary plat to accommodate a possible
future collector street ('Venable Lane).
I 1. The groundwater data submitted reilects the "seasonal 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 aze 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 lolown groundwater elevation for 2003.
15. Revised drawings will be delivered to the City on Tuesday, January 13, 2004.
JqN 12 '04 19 10
TEUSPHOxE: (208) 454-0256
F.ax: (208) q54-0979
Ematl: sstan5eld@etnands.net
APPREC BASKETS ~ TEL: 8679933 P. 002
~' ARL, MnsON, & ST.ANFIELD, INC.
PROFESSIONitL ENGINEFR$ LAND SURVEPORS, & P711NN&RS
Page 2
Regazding the last page of the report, under "Recommendations", we offer the following
• We will prepaze an "optional" layout depicting the street stub io Venable Lane as a
common lot. We do not wish to get caught between agencies, aa,d 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 ACI-ID will not agree on this aspect and perhaps the common lot is the best option.
We appreciate the Ciry's conunents and look forward to the hearing, Please let me know if you
have any questions or need additional information.
Sincerely,
~_ ,y~
R. Scott Stanfield,l'.E.
Earl, Mason, & Stanfield, Inc.
JAN 12 '04 19 10
8879933
CITY OF MERIDIAN
PUBLIC HEARING
SIGN-UP SHEET
DATE January 15, 2~~4 ITEM # 16
PROJECT NUMBER PP 03-042
PROJECT NAME
Sali
Subdivision No. 2
NAME (PLEA PRINT) FOR AGAINST NEUTRAL
®~~
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