1984 02-13
A G E N D A
MERIDIAN PLANNING & ZONING
FEBRUARY 13, 1984
ITEM:
Minutes of Previous Meeting Held January 9, 1984 APPROVED
1. Preliminary Plat, Final Plat, Variances RECOMMEND
Upland Industries APPROVAL
Meridian Planning & Zoning Feb. 13, 1984
Regular meeting of the Meridian Planning & Zoning called to order by Chairman
Bob Spencer at 7:30 p.m.
Commission Members Present: Marnell Chenowith; Moe Alidjani; Jim Johnson;
Walt Morrow; Jim Shearer;
Others Present: Lloyd Howe; Wayne Crookston Jr.; Jack Niemann; Gary Smith
Minutes of the previous meeting held January 9, 1984 were approved as written.
Item
1 Preliminary & Final Plat Upland Industries
Lloyd Howe was present representing Upland Industries.
Howe explained to the Commissioner that there is a problem with regard to Eagle Road
and Fairview Avenue. Howe said that they are currently negotiating with ACRD and
the State Highway District (SHD) over Eagle Road and Fairview Avenue. Currently
Fairview Avenue is under the jurisdiction of the SHD and Eagle Road is under the
jurisdiction of ACRD. When the Interstate Connector is finished these will just
"flip-flop", said Howe. "So we actually have our approval of Fairview Avenue
from ACRD, (It isn't their Road), and have been negotiating with the SHD on
Eagle Road on width of right-of-way. That's were our problem is right now. Currently
the SHD has that designated as a Rural Section, a 140 feet wide." Howe said.
Howe continued: "Right now we are not in a position to give up that much for a
right-of-way, without at least some curbs and gutters and some kind of a committment
of when and if they will be build. We think that we can get this resolved
eventually."
Chairman Bob Spencer referred to the letter from Sheldon Gerber, Ada County Planning.
(On file with these minutes.)
City Attorney, Wayne Crookston told the Commission that he felt the letter "does
not speak to the problem as presented."
Spencer referred to the letter by City Engineer Gary Smith. (On file with these
minutes.)
Smith told the Commission that he doesn't feel that there are any "major problems,"
and "there isn't anything that can't be worked out."
The Motion was made by Chenowith and seconded by Morrow that the Planning & Zoning
Commission recommend to the City Council approval of Preliminary and Final Plat
and variances as requested by Upland Industries with the stipulation that they
workout the concerns that the City Engineer has.
Motion Carried: Chenowith, yea; Alidjani, yea; Johnson, yea; Morrow, yea;
Shearer, yea;
Being there no otherbusiness to come before the Commission .
The Motion was made by Morrow and seconded by Alidjani to adjourn at 7:50 p. m.
Motion Carried: Chenowith, yea; Alidjani, yea; Johnson, yea; Morrow, yea;
Shearer, yea;
ATTEST: /p
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Jac H. Niemann, ity Clerk
APPROVED:
BOB SPEN ER: CHAIRMANN
MERIDIAN PLANNING & ZONING COMMISSION
~.
ADA COUNTY
• PLANNING DIVISION
GROWTH MANAGEMENT DEPT
650 Main
Boise, Idaho 83702
(208) 383-4422
PLANNING COMMISSION
April 18, 1983
Meridian Planning 8 Zoning Commission
Meridian City Hall
738 Meridian Street
Meridian, Idaho 83642
RE: Upland Industries Corporation Tentative Piat
Dear Commissioners:
Upland Industries has requested that it permitted to plat "large lots or blocks
ten (10) to twenty (20) acres or larger... and then divide off the precise
amount required by the purchaser without reptatting". This was allowed by Ada
County in prior years but in 1981 this practice was stopped because it is lite-
ga1 under Idaho Code (see attached letter dated June 24, 1981).
Idaho Code 50-1304, Essentials of Plats, states that the plat shall show "lots
numbered consecutively in each block... (emphasis added)". Section 50-1316
states that anyone "who shall dispose of or offer for safe any lots in any city
or county until the plat thereof has been duly acknowledged and recorded as pro-
vided in 50-1301 through 50-1325" shall be fined for each Illegal lot.
The objectives of Upland Industries to only sell off the amount of land required
by a purchaser is a cort~mon request of industrial subdividers. The legal method
Ada County has used to resolve this problem is to allow the platting of narrow
lots of 5C feet or 100 feet in width and require as a condition of the approved
plat that at feast two or more of the lots must be sold to a purchaser. in this
manner the purchaser may buy as few (two) or as many lots as are needed to meet
the industries requirements. If you have any questions about how this is
accomplished you should contact Dave Collins, the County Engineer, or
Conrad King, the County Subdivision Specialist.
Ada County does not allow new industrial subdivisions to be platted with each
lot having direct frontage on a principle arterial because of the traffic flow
problems that it will create in the future as development occurs. Direct front-
age can also lead to strip commercial development (For example: Fairview
Avenue in Boise). This is even more of a concern if smaller lots are sold
off, with each lot owner demanding access to the principle arterial street.
Planned industrial developments and planned residential developments are
usually designed with frontage roads or reverse lots (rear lot line backs
up to the arterial street with no access to the arterial) to minimize traf-
fic problems. Too many individual lot access points on Fairview Avenue and
"RE~~ttr~~
APR ~ ~ i983
Meridian P. 8 Z. Comm.
April 18, 1983
Page 2.
Eagle Road will more than likely cause increased traffic congestion and
accidents. Then taxpayers' money would have to be spent to widen those
streets for turning lanes, road medians and other transportation improve-
ments which may only be band-aid solutions. Good subdivision design now
will save lives and save taxpayers money in the long run.
Ada County usually requires a preliminary plat (tentative plat) to be submitted
on the entire land area that will eventually be platted by the subdivider.
Then, a final plat is only filed on that portion of the subdivision which will
be developed in the near tuture. This practice allows the Zoning Commission and
Board of County Commissioners to accurately judge the impacts and design of the
entire project and then allows the subdivider to develop only that portion of
the preliminary plat which is marketable under existing economic conditions.
Without looking at the entire area, it is difficult to judge whether a
variance of the Subdivision Ordinance standards would or would not create
problems.
Sincerely,
Sheldon D. Gerber
Senior County Planner
SG/af:SGt AA
cc: Chris Korte
File 270
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A Good Place to L1ve
CITY OF MERIDIAN
728 Meridian Street
MERIDIAN, IDAHO
N64t
FnoRe aae-uu February 10, 1984
GRANT P. KINGSFORD
MAyor
Kr. David M. Wilding
Lnnd Development Engineer
Upland Industries Corp.
SO South Nain Street, Suite 1080
Salt Lake City, Utah 84144
couNaLrJEN -
BILL BREWER
RDNALDR iOLbM•
J E BE RT MVERS
ROBERT GIESLER
BOBBRENCER
DNAnmAn Zonlnp - P~anninp
Dear Kr. Wilding:
Re: Treasure Valley Business Center
Phase I - Final Plat
The following comments concern your recent submittal as referenced
above:
1. Development Plans_
a. Storm Drainage. Since on-site storm drainage is handled on an
individual lot basis, it must be made clear who will be responsible for
design and plan preparation of each lot detention facility_ Will this be
Upland or the lot purchaser? Each one must be submitted for review by the
City of Heridian. Clarify by note on plat.
Please furnish correspondence from the affected Irrigation/Drainage
District(s) approving your drainage detention/conveyance system(s) and willing-
ness to maintain those portions within their jurisdiction.
b. Sanity Sever/Water Supply. These plans have been reviewed
by this office with review comments from the water and wastewater superinten-
dests. A re•:e~.: __tter was sent to Mr. Steve Eren}'i, F.E., on November 2E,
19b3, and sieve and I discu_sed the comments by telephone on November 30.
F,e~se fern: =_t. the ..t}. wi tt: three sets of prints that e.ddress the comments
ir; m} November 2b letter and November 3G telephone conversation.
2. Final Plat.
a. Show a second subdivision tie distance and bearing to section
monument (1/4 corner on Fairview Avenue).
b. Show right-of-way dedication on Eagle Road. Ada County Highway
District's previous correspondence states this to be 60 feet from centerline.
c. The prints submitted, in several places, are difficult to read.
The Idaho State Code requires the plat be drafted on "stable base drafting
Mr_ David M. wilding -2- February 10, 1984
film" (emphasis added), which I interpret es mylar. It appears that the
prints were made from a paper sepia. Please advise whether or not the plat is
on mylar.
d_ Change year of plat to 1984.
e. Call out Section Numbers at 1/4 corner and Section Corner on
Fairview Avenue.
f. Show "REAL POINT OF BEGINNING" to be a 3-1/2" diameter aluminum
cap on a 2-1/2" diameter by 36" long pipe. You might want to consider moving
the "RPOB" to the right-of-way line to save it from street work and traffic.
g. The exterior boundary line, shown at the centerline of Eagle
Road, should be moved to the westerly right-of-way line unless Ada County
Highway District is included as an owner on the Certificate of Owners.
h. Call out the North 1/4 corner of Section B on "Detail A, shown
on Sheet 2.
i. The centerline of the 30' wide railroad easement along the west
subdivision boundary has the same appearance as a lot line. Show as centerline
symbol.
j. Address sore specifically the easement requirement of the
Heridian Subdivision ordinance - 9-607:2(b), "Alleys and Easements" (side and
rear lot line easements).
3. Ci~_Ordinance Variance Request.
a. Side Yard Re~cuirement - If a lot is sold with side lot line(s)
other than shown on the plat, a note shall be added to the deed stating the
side yard requirement applies to the described side lot lines.
_ . P.o^'r: iej,c:_},s - Fc otiectior. tc request.
c. io.a' St~ee; ~~. -fication - Nc o~jectior, to request.
d. Sidewalk Deletion - No objection to request.
e. Irrigation Ditch Covering - No objections to request.
If you have any questions concerning these comments, please call.
Sincerely,
CI OF MERIDIAN
~%!<~~,
ary D. S ith, P.E.
City Engineer
GDS:ss
bcc: Mayor & Council
Planning & Zoning