HomeMy WebLinkAboutRoseleaf Subdivision AZ 04-002RECEIVED
MAR 3 12004
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RECOMMENDATION TO CITY COUNCIL
Project Name: Roseleaf Subdivision
Case No(s).: -04-00 PP-04-001
Applicant: Centennial Development, LLC
P&Z Commission Hearing Date: March 4, 2004
Recommendation: Approve with conditions (all ayes)
Summary of Public Hearings:
• Shawn Nickel, representing the applicant (land planner), testified in favor of the
application. He provided background information, summarized the plat modifications and
answered Commission questions regarding the existing residence and the common
driveway lots.
• David Bailey, representing the applicant (engineer), discussed the reasons for the
common driveway lot design and stated it was designed in accordance with city code. He
proposed an alternative design and stated a cul-de-sac layout was also explored but would
reduce the amount of open space.
• Anna Powell stated that the common driveway lot configuration meets "the letter but not
the intent" of the ordinance and generally supported the proposed design. She stated that
staff would clarify the ordinance language in the current ordinance amendment.
• Other key points of discussion included the pros and cons of restricting all direct access
to Locust Grove for the existing residence.
Key Commission Changes to Staff Recommendation:
• Added a clarification to Pre Plat Site Specific Condition #3 that the city has agreed to
help the permitting of a new garage and conversion of the existing garage to living space
on the Bell lot (existing residence) in the northeast corner.
• Added the Right to Farm Act as a note on the plat.
Outstanding Issues for City Council:
• During the Agency/Department comments meeting for this project, the Meridian Police
Department (Chief Musser) expressed concern about the "hidden" nature of Lots 16 -19
in the center of Block 3 (see Pre Plat Special Consideration #1 on page 8 of the staff
report). Site Specific Condition #2 (pg. 9) of the staff report required a new micropath
connection from the common area into this "quad" of homes to give responding officers a
second point of approach/access to these four (4) homes. The P&Z Commission agreed
with the applicant's proposal to simply construct a gate in the four-foot fence north of
these lots rather than a micropath without a gate. However, the Commission's motion did
not specifically modify Site Specific Condition #2 So the attached Recommendation
retains the original condition. It also affects the MPD condition #G.1. on naee 10 of the
attached Recommendation.
Staff recommends the City Council and applicant re-address this issue at the Apri16
public hearing and how the MPD's concerns will be addressed. Chief Musser verbally
told staff that one concern with the gate is ensuring it is not locked so as not to impede
officer movement in an emergency response situation. Bollards may be a preferred
option.
BEFORE THE PLANNING AND ZONING COMMISSION
IN THE MATTER OF THE
REQUEST FOR ANNEXATION &
ZONING OF 24.45 ACRES TO R-8
FOR ROSELEAF SUBDIVISION
Case No. AZ-04-002
RECOMMENDATION TO CITY
COUNCIL
CENTENNIAL DEVELOPMENT,
LLC,
Applicant
The property is approximately 24.45 acres in size and is located on the west side
of S. Locust Grove Road, south of Tuscany Village Subdivision No. 2, in Section
30, Township 3 North, Range 1 East.
2. Tina Iest Family LTD Partnership (23.95 ac.) and Richard Bell (1 ac.) are the
current property owners and both parties submitted notarized consent for the
subject application.
3. The Applicant is Centennial Development, LLC.
4. The subject property is currently zoned RUT (Ada County) and has an existing
residence with other outbuildings.
The Applicant requests the property be zoned R-8.
6. The property which is the subject of this application is within the Area of Impact
of the City of Meridian.
The entire parcel of the property is included within the Meridian Urban Service
Planning Area as defined in the 2002 Meridian Comprehensive Plan.
8. The Applicant proposes to develop the subject property in the following manner:
A residential subdivision with 98 buildable lots and seven (7) other/common lots.
9. The Applicant requests zoning of the subject real property to R-8 (Medium
Density Residential) which is consistent with the Meridian Comprehensive Plan
Future Land Use Map, which designates the subject property as Medium Density
Residential.
10. There are no significant or scenic features of major importance that affect the
consideration of this application.
RECOMMENDATION TO CITY COUNCIL FOR APPROVAL OF ANNEXATION AND ZONING OF
24.45 ACRES TO R-8, BY CENTENNIAL DEVELOPMENT, LLC. - AZ-04-002 -Page 1
12. The Planning and Zoning Commission recognizes the concerns of Wendel
Bigham, Joint School District No. 2, expressed in his letter dated February 4,
2004.
RECOMMENDATION
The Meridian Planning and Zoning Commission hereby recommends to the City
Council of the City of Meridian that they approve the requested Annexation and Zoning
as requested by the Applicant for the property described in the application, subject to the
following:
A. Adopt the Comments and Recommendations ofthe Meridian Planning & Zoning
Department as follows:
1. The legal description submitted with the application (dated 1-23-04, stamped by
D. Teny Peugh) 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 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 pazcel 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 fmal 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.
RECOMMENDATION TO CITY COUNCIL FOR APPROVAL OF ANNEXATION AND ZONING OF
24.45 ACRES TO R-8, BY CENTENNIAL DEVELOPMENT, LLC. - AZ-04-002 -Page 2