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HomeMy WebLinkAboutStaff Comments MAYOR Robea D. Come crrY COUNCIL MEMBERS Ron 3udoson Kelth Bkd Tana~y deWeerd ~aerie McC. m~ess HUB OF TREASURE A Good Place to Live CITY OF MERIDIAN 33 EAST IDAHO IvlERIDIAN, IDAHO 83642 (208) 888-4433. FAX (208) 88%4813 Cay Oerk Office Fax (208) 8884218 LEGAL DEPBRTMENT (208) 288-2499 ' Fax 288-2501 PUBLIC WORKS BUILDING DEPARTMEN1~ (208) 88%2211- Fax 88%1297 pI2~ax,rNING AND ZONING DEPARTMENIF (208) 884~5533 · FAX 88&6854 MEMORANDUM: To: From: January 18, 2002 Mayor, City Council and Planning & Zoning; CommissionRE C E IVED David McKinnon, planner_Il Bruce Freckleton, Senior Eng'IIYe'ering Hearthstone Subdivision Teeh~----- CITY OF MERIDIAN CITY CLERK OFFICE · Annexation and Zoning of 2.3 Acres fxom R-1 (Ada County) to R-4 (Low Density Residential District), by Robert Lee (File No. AZ-Ol-026). · Preliminary and Final Plat Approval of Two Building Lots on 2.3 Acres in a Proposed R4 Zone, by Robert Lee (File No. PFP-OI-O09). 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: APPLICATION SUMMARY The applicant, Robert Lee, has applied for Annexation & Zoning, Preliminary Plat and Final Plat approval of 2 building lots on a 2.3-acre pareel of land located on the south side of Cherry Lane, approximately 1/3 of a mile east of Black Cat Road. The property has an improved (asphalt) driveway that is located within an easement along the western boundary of Lot 2, which provides access to the property to the south, in addition to Lot 2. The requested zoning designation for the property is R-4. The existing house on the 2.3-acre parcel will remain on site. LOCATION The property is located on the south side of Cherry Lane, approximately 2,000 east of Black Cat Road. SURROUNDING PROPERTIES North: Golf View Subdivision, zoned R-4. South: A single family rural residential, zoned R-I (County). Parkside Creek Subdivision, zoned R-4, is located further to south. East: Rural Residential, zoned R-1 (County). West: Rural Residential, zoned R-2 (County). ANNEXATION & ZONING ANALYSIS According to Ordinance 11 - 15-11, General Standards Applicable to Zoning Amendments, both the P&Z Commission and Council are required '~o review the particular facts and circumstances ~' as~sion/Ma or Planning & Zoning corem s ' y January 18, 2001 Page 2 & City Council 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: 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 requested zoning designation, R-4, is harmonious with and in accordance with the adopted Comprehensive Plan and Generalized Land Use Map, which designates the land to be "Existing Urban". 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; Surrounding properties include rural residential properties and residential subdivisions. Staff finds that the requested zoning designation of R-4 is harmonious with the existing and planned adjacent developments. 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 uses (single-family detached residential) will not change the existing or intended character of the are~ Will the proposed uses not be hazardous or disturbing to existing or future neighboring uses; The Commission and Council should rely on public testimony to determine whether or not the proposed use will be disturbing or hazardous to the existing or future neighboring uses. Staff does not anticipate that the proposed uses will be hazardous or disturbing to future or existing neighbors. 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 he able to provide adequately any of such services; Planning & Zoning CommiSsion/Mayor January 18, 2001 Page 3 & City Council Staff finds that the property to be annexed will be served adequately by all essential public facilities and services, with the exception of sewer services. The sanitary sewer main that potentially could serve this subdivision would have to be extended t~om the intersection of Chen'y Lane and Interlachen Way. A septic system, in accordance with Central District Health requirements, may be allowed as a temporary solution until a sanitary sewer main is extended f~om the east to provide service to this area. 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 be not additional requirements at public cost and that the annexation and zoning will not be detrimental to the community's economic welfare. Ge 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 finds that the proposed additional building lot will not create excessive traffic, noise or other nuisances that would be detrimental to the general welfare of the surrounding area~ 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; Staff finds that the subdivision of the property will not create interference the existing traffic on Cherry Lane. Will not result in the destruction, loss or damage of a natural or scenic feature of major importance; and Staff fmds that no natural or scenic features of major importance will be lost or damaged by approving the annexation and re-zone. However, the site does have several large existing trees. Any existing trees larger than 4" caliper that are removed shall be mitigated for, per the Landscape Ordinance. Is the proposed zoning amendment in the best interest of the City of Meridian. (Ord. 592, 11-1%1992)" Staff finds that the annexation of this property would be in the best interest of the City. or ~ Planning & Zoning Commission/May City Council January 18, 2001 Page 4 ANNEXATION AND ZONING COMMENTS The legal description submitted with the application appears to meet the requirements of the City of Meridian and State Tax Commission and places the parcel contiguous to existing city limits The requested zoning of R-4 is compatible with City Comprehensive Plan. The subject property is within the Urban Service Planning Area. Essential City services are available to the subject property with the exception of sanitary sewer. The sanitary sewer main that potentially could serve this subdivision would have to be extended from the intersection of Cherry Lane and Interlachen Way. A septic system, in accordance with Central District Health requirements, may be allowed as a temporary solution until a sanitary sewer main is extended from the east to provide service to this area. Applicant shall make provisions in their design to transition over to a future City sewer system when and if it's available to the east. 4. 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 bom the City of Meridian. Wells may be used for non-domestic purposes such as landscape irrigation. 5. The existing commercial sign advertising "George Davis Construction" shall be removed prior to the publication of the annexation ordinance. Commercial signs are prohibited within the proposed R-4 zone. 6. All "Home Occupations", if any exist within the property to be annexed, shall conform with the requirements of the City of Meridian prior to the publication of the annexation ordinance. 7. A development agreement will not be required as part ofthls annexation request. PREIJMINARY AND FINAL 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 the subdivision to be in conformance with the Comprehensive Plan. b. The availability of public services to accommodate the proposed development; O or Planning & Zoning Commission/May & City Council January 18, 2001 Page 5 Staff fmds that public services can be made available to the lots within the proposed subdivision, provided changes as may be required by the Public Works and Building Departments are made. 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; Staff finds that the development will not require major expenditures for providing supporting services. e. The other health, safety or environmental problems that may be brought to the Commission's attention. Staff finds that there should not be any other health, safety or environmental problems associated with this subdivision that may be brought to the Council or Commission's attentior~ SITE SPECIFIC COMMENTS (preliminary/final plat) Water service to this site shall be via service lines from the existing mains adjacent to the property. Sanitary sewer service via a septic system will be allowed as a temporary solution until such time as City sewer service is available. When sewer service is adjacent to the proposed subdivision, the applicant shall be responsible to extend service into his lot, and cease using his septic system Underground year-round pressurized irrigation must be provided to all landscape areas on site. Please submit hook-up and design details based on the proposed landscaping. Primary water supply connection to the City's mains will not be allowed without City Council approval. Applicant shall be required to utilize any existing surface or well water for the primary source. Landscaping shall be installed as submitted on the "Preliminary Landscape Plan" (date stamped Oct. 11, 2001). The 35' wide landscape buffer located along Cherry Lane may be recorded as an easement instead of a common lot. The required street buffer landscaping and irrigation shall be installed prior to the occupancy of any building constructed on Lot 2 of the proposed subdivision. Any tree over 4" in caliper that is removed ~om the property shall be replaced by installing additional trees, being the equivalent number of caliper inches of trees that - On/Ma or& Planning & Zoning Commisslo y City Council January 18, 2001 Page 6 were removed. Required landscaping trees will not be considered as replacement trees for those trees that have to be removed. Add a note on the plat indicating that the minimum residential house size is 1,400 square feet, excluding garage. Add a note on the final plat indicating: The bottom elevation of structural footings shall be set a minimum of 12 inches above the highest normal ground water elevatior~ The bearing from the section line to the "Real Point of Beginning" doesn't match the corresponding bearing in the Certificate of Owners. GENERAL COMMENTS (preliminary/final plat) Please submit a copy of the Ada County Street Name Committee's final approval letter for the subdivision name, and the lot and block numbering. Make any corrections necessary to conforn~ 2. Coordinate fire hydrant placement with the City of Meridian Public Works Department. 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. 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. All irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting, crossing or lying adjacent and contiguous to the area being subdivided shall be tiled per City Ordinance 12-4-13. The ditches to be piped should be shown on the site plans. Plans will need to be approved by the appropriate irrigation/drainage district, or lateral users association, with written confirmation of said approval submitted to the Public Works Department. isl~s~on/Ma or & Cit- Council Planning & Zoning Commi y y January 18, 2001 Page 7 COMPREHENSIVE PLAN POLICIES The subject property is located in an area designated as Mixed Residential in the Meridian Comprehensive Plan. The 1993 Comprehensive Plan comaius a variety of goals and policies that are relevunt to tkis applieation~ Staff has selected the following sections that most directly apply to the proposed project. Goals Section · Goal 4: To provide housing opportunities for all economic groups within the community. Goal 8: To establish compatible and efficient use of land through the use of innovative and functional site design. Economic Development Chapter 3.1U - Approve quality housing projects that meet the needs of all economic levels. 3.2U -Encourage efforts to develop and maintain quality neighborhoods and housing... Land ~ 2.1U - Support a variety of residential categories for the purpose of providing the City with a range of affordable housing opportunities. Trans~ 1.19U - Encourage proper design of residential neighborhoods to ensure their safety and tranquility. 1.14 - Design and performance standards should be applied to infilling development in order to reduce adverse impacts upon existing adjacem development. RECOMMENDATION Staffrecommends approval of the annexation, and preliminary/final plat, with the above stated comments and conditions. Joseph Silva Deputy Chief Meridian Fire Department 540 E. Frank]in Kd. Meridian, Id 83642 (208) 888-1234 Fire Department December 27, 2001 TO: Meridian planning & Zoning Commission FROM: Joseph Silva, Deputy Fire Chief, Fire Prevention ~ SUBJECT: Hearthstone Subdivision- File # AZ 01-026 RECEIVED City Of Meridian City Clerk Office The following will be the requirements to provide minimum levels of fire protection for the project: 1. Provide a fire-flow of 1,000 GPM as required by the 1997 Uniform Fire Code Appendix m-A Please show all proximity hydrants within 500' of the project. All comers will have to have 28' inside xadius and 48' outside radius. 3:. Operational fire hydrants are required before combustible coustmcfion begins. ~C 901.4.2 & 901.3 MAYOR CITY COUNCIL MEMBERS Ron Anderson Keith Bird Tammy deWeerd Cherie McCandless HUB OF TREASURE VALLEY LEGAL DEPARTMENT A Good Place to Live (208) 288-2499 · Fax 288-2501 CITY OF MERIDIAN P BLICWORKS a e,~ e~r ~ ur~ BUILDING DEPARTMENT .., ,:~,-.oa ,DA,ay 'r~ 'rT~ ae-N ~n ~ -{208) 887-2211 · Fax 887-1297 MERIDIAN, IDAHO 83642 ~'.~ {...fi.]~_[ V~T~ (208) 888-4~.33 · Fax (208) 887-48.~. w ' ~l~G AND ZONING City Clerk Office Fax (208) 888-4218 "I~PARTMENT [~C 2 I 2{}{}~ (208) 884-5533. Fax 888-6854 CIYY OF M RIDI .Nm '-CTS TRANSMITTALS TO AGENCIES FOR COMMENTS ON DEVELOPMENTI OJE 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: February 1, 2002 Transmittal Date: December 18, 2001 Headng Date: February 7, 2002 File No.: AZ-01-026 Request: Request for annexation and zoning of 2.30 acres from R-I to a proposed R-4 zone for the proposed Hearthstone Subdivision By: Robert Lee Location of Property or Project: Southeast coruer of W. Cherry Lane and N. Black Cat Rd Sally Norton, P/Z (No VAR. VAC, FP) Jerry Centers, P/Z (No YAP,, VAC, FF') Bill Nary. PIZ (No VAR, VAC, FP) Keven Shreeve, P/Z (No VAR, VAC. FP) Keith Borup. PIZ (No VAR, VAC, FP) Robert Corde. Mayor Ron Anderson, C/C Tammy deWeerd, C/C Keith Bird. C/C Cherie McCandlese, C/C Water Department Sewer Department Sanitary Service (Ato VAR, VAC, FP) Building Department Fire Department Police Department City Attorney 1,. ~.~3pCaity Engineer ity Planner rks Department Your Concise Remarks: Meddian School Distdct (NoFP) Meddian Post Office (FP/m:'onty) Ada County Highway Distdct Community Planning Assoc. Central District Health Nampa Meridian Irdg, District Settlers Irrigation Distdct Idaho Power Co. (FP/PP only) U.S. West (Fp/PPonly) Intermountain Gas (FP/PPonly) Bureau of Reclamation (Fp/PPonly) Idaho Transportation Department (No FP) Ada Connty (Annexation on¥) RECEIVE DEC 2,~ 2001 City of Meridian City Clerk Office- MAYOR Robert D. Come CITY COUNCIL MEMBERS Ron Anderson Keith Bird Tammy deWeerd Cherie McCandless HUB OF TREASURE VALLEY A Good Place to Live CITY, OF MERIDIAN 33 EAST IDAHO MERIDIAN, IDAHO 83642 (208) 888-4433 * Fax (208)88%4813 Citj Clerk Offic~ Fax (208) 8884218 LEGAL DEPARTMENT (208) 288-2499 · Fax 288-2501 PUBLIC WORKS BUILDING DEPARTMENT (208) 887-2211 · Fax 887-1297 PLANNING AND ZONING DEPARTMENT (208) 884-5533 · Fax 888-6854- TRANSMITTALS TO AGEI~CIE$ FOR COMMENTS ON DEVELOPMENT PROJECTS WITH THE CITY OF MERIplAN To msum that your comments and mcommandations will be considered by the Meridian Planning and Zoning Commission, please submit ~gur comments and reco?mandations to Mefid an City Clerk's Office At'm! Will Berg. City Clerk, by: February 1, 2002 TranSmittal Date: December 18, 2001 = Hearing Date:~. February 7, 2002 File No.: AZ-01.026 ~ , [ Request: Request for annexation and zoning of 2.30 acres from R-1 to a proposed R-4 zone for the proposed Hearthstone Subdivision By.' Robert Lee I : [ Location ~f Propen'y or Project: Southeast comer of W. Cherry Lane and N. Black Cat Rd SaJly Norton, PIZ (No VAR. VAC, FPJ Jeny Centers. PIZ Bill Nary. PIZ (No V,,~R, VAC, FP) Keven Shreeve. PIZ (No V,,t~ V,4C, FP) Keith Bomp. P/Z (No V~ VA~ FPJ Robert Corde, Mayor Pon Anderson. C/C Tammy deWeerd, C/C Keith Bird, C/C sewer De~Lt~. eot Sanitary Se~i~e Building Department Your Concise Remarks: Fire Department Police Department City Attemey City Engineer City Planne~ ' ' Parks De~rtm?t Meddian School District (NoFP) Meridian Post Office (FP.~PPoniy) !Ada County Highway District ~ Community Planning Assoc. Central District Health I Nampa Meridian Irrig. District Settlers Irrigation District Idaho Power Co.,. (FP/PP one) IU.S. West Iqt.ermountain Gas (FP/PPonly) Bureau of Reclarhafion Idaho Transport~fi'on Department ~NoFP) Ada county RECEIVED DEC 2 8 2001 City Of Meridian City Clerk Office MAYOR Robert D. Come CITY COUNCIL MEMBERS Ron Anderson Keith Bird Tammy deWeerd Cherie McCandless HUB OF TREASURE VALLEY A Good Place to Live CITY OF MERIDIAN 33 EAST IDAHO MERIDIAN, IDAHO 83642 (208) 888-4~.33 · Fax (208) 887-4813 City Clerk Office Fax (208) 888-4218 LEGAL DEPARTMENT (208) 288-2499 · Fax 288-2501 PUBLIC WORKS BUILDING DEPARTMENT (208) 887-2211 · Fax 887-1297 PLANNING AND ZONING DEPARTMENT (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 Meddian City Clerk's Office Attn: Will Berg, City Clerk, by: February 1, 2002 Transmittal Date: December 18, 2001 Hearing Date: February 7, 2002 File No.: AZ-01-026 Request: Request for annexation and zoning of 2.30 acres from R-I to a proposed R-4 zone for the proposed Hearthstone Subdivision By: Robert Lee Location of Property or Project: Southeast comer of W. Cherry Lane and N. Black Cat Rd Sally Norton, P/Z (No rAFt, VAC, FP) Jerry Centers, P/Z (No VAR, VAC, FP) Bill Nary, P/Z (No VAR, VAC, FP) Keven Shmeve, P/Z (No VAR, VAC, FP) Keith Borup, P/Z (No VAR, VAC, FP) Robert Corde, Mayor Ron Anderson, C/C Tammy deWeerd, C/C Keith Bird, C/C Cherie McCandless, C/C ~,~___ Water Department Sewer Department Sanitary Service (No VAR, VAC, Building Department Fire DepaKtrnent Police Department City Attorney City Engineer City Planner Parks Department Your Concise Remarks: Meddian School Distdct (No FF9 Meddian Post Office (FP/PPoniy) Ada County Highway District Community Planning Assoc. Central District Health Nampa Meridian Irrig. District Settlers Irrigation District Idaho Power Co. (FP/PPoniy) U.S. West (Fp/PPonly) Intermountain Gas (FP/PPonly) Bureau of Reclamation (FP/PP only) Idaho Transportation Department (No FP) Ada County (Annexat~n.~j~.