HomeMy WebLinkAboutHeritage Commons AZ 02-006WHITE PETERSON
WI-riTE, PETER,SON, MORROW, G~GRAY, ROSSMAN, NYE & ROSSMAN, P.A.
ATTORNEY:~ AT LAW
830 E. FIRST ST., 8UIT~ 200
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IVI~R~DL~t, IDAHO 83680-1 IS0
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NAMPA OFFICE
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I~.SE RF.,I~Y TO
MERIDIAN OFFICE
May I, 2002
RECEIVED
To: Staff ~A¥ 0 6 2002
licant
cted Property Owner(s) City Of Meridian
City Clerk Office
Re: Application Case No. AZ-02-OO6
FINDINGS AND RECOMMENDATIONS OF PLANNING AND ZONING
COMMISSION
Staff, Applicant and/or Affected Property Owner(s):
Please note that these Findings and Recommendations of the Planning and Zoning
Commission shall be presented to the City Council at the public hearing on the above referenced
matter .by the Plannifig and Zoning Administrator. Due to the volume of matters which the City
Council must decide, and to insure your position is understood and clear, it is important to have
a consistent format by which matters are presented at the public hearings before the City
Council.
The City Council strongly recommends:
1. That you. take time to carefully, review the Findings and Recommendations
of the Planning and Zoning Commission, and 5e prepared to state your
position on this application by addressing the Findings and
Recommendations of th~ Planning and Zoning Commission; and
2. That you carefully complete (be sure it is legible) the Position
Statement if you disagree with the F. indings and-Re.commendations
of the P1La, .nmng ,and Zoning Conumssion. The Position statement
form for this application is available at the City Clerk's office.
It is recommended that you prepare a Position Statement and deliver it to the
City Clerk prior to the hearing, if possible. 'If that is not possible,please present your Position
Statement to the City Council at the hearing, along with eight (8) copies. The copies will be
presented to the Mayor, Council, Planning and Zoning AdnSinistrator, Public Works and the
City Attorney. If you are a part of a iroup, it is strongly, recommended that one Position
Statement be filled out for the group, which can be signe2 by the representative for the group.
BEFORE THE PLANNING AND ZONING COMMISSION
IN THE MATTER OF THE
REQUEST FOR ANNEXATION AND
ZONING OF 76.16 ACRES FOR
PROPOSED HERITAGE COMMONS
BRIGHTON CORPORATION,
Applicant
Case No. AZ - 02-006
RECOMMENDATION TO CITY
COUNCIL
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The property is approximately 76.16 acres in size and is located on the west side
of N. Locust Grove Road between E. McMillan Road and E. Ustick Road.
The owner of record of the subject property is Eugene Quenzer of Meridian.
Applicant is Brighton Corporation.
The subject property is currently zoned RUT and consists of agricultural land.
The applicant requests the property be zoned as R-8.
The subject property is bordered to the north, south and west by Ada County
zoned properties, and to the east by Meridian Charter High School, zoned R-4.
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 Meridian Comprehensive Plan.
The Applicant proposes to develop the subject property in the following manner:
273 residential building lots and 12 other lots.
The Applicant requests zoning of the subject real property as R-8 which is
consistent with the Meridian Comprehensive Plan Generalized Land Use Map
which designates the subject property as Single Family Residential.
There are no significant or scenic features of major importance that affect the
consideration of this application.
The Planning and Zoning Commission recognize the concerns of Mr. And Mrs.
Young dated March 11, 2002, Jim Moyer dated April 5, 2002, Leon Johnson
dated April 9, 2002 and an undated letter from Michael & Beverly Donahue.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF ANNEXATION AND ZONING FOR
HERITAGE COMMONS - BRIGHTON CORPORATION - Page 1
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:
Adopt the Recommendations of the Planning and Zoning and Engineering staff as
follows:
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-8 is compatible with the City Comprehensive Plan and
the Meridian Zoning Ordinances
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The subject property is within the Urban Service Planning Area. Essential City
services are available to the subject property.
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.
Wells may be used for non-domestic purposes such as landscape irrigation.
5. A Development Agreement will be required as part of this annexation request.
The Planning and Zoning Commission further recognize the clarification of the applicant
in respect to Staff's comment H. on page 5 of their April 16 Memorandum as follows:
There will be some disruption during construction, but we will work with the
neighbors to minimize the impact. The ingress/egress easement is non-exclusive,
and we retain the right to use and improve it.
Adopt the Recommendations of the ACHD as follows:
Dedicate 48-feet of right-of-way from the centerline of Locust Grove Road
abutting the parcel by means of a warranty deed. The right-of-way purchase and
sale agreement and deed must be completed and signed by the applicant prior to
scheduling the final plat for signature by the ACHD Commission or prior to
issuance of a building permit (or other required permits), whichever occurs first.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF ANNEXATION AND ZONING FOR
HERITAGE COMMONS - BRIGHTON CORPORATION - Page 2
Construct the main entrance, East Heritage Place, intersecting Locust Grove
Road, located approximately 580-feet south of the north property line with 21-
foot street sections on either side of the center medians, as proposed. The
medians shall be constructed a minimum of 4-feet wide (maximum 12-feet wide)
to total a minimum of a 100-square foot area. The applicant will be required to
dedicate 54-feet of right-of-way plus the additional width of the medians.
Construct a 5-foot wide detached concrete sidewalk on Locust Grove Road
located 2-feet within the new right-of-way. Coordinate the location and elevation
of the sidewalk with District staff. If the sidewalk meanders outside of the right-
of-way, provide an easement for the sidewalk.
Construct the following roadways as 29-foot street section with curb, gutter and a
separated 4-foot wide concrete sidewalk within 50-feet of right-of-way, as
proposed. Parking shall be allowed on both sides of these roadways contingent
upon review and approval from the appropriate Fire Department.
d)
e)
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North Heritage Common Avenue: Village Common Street to Herons
Crossing Drive,
North Heritage Woods Avenue: Village Common Street to Herons
Crossing Drive,
North Heritage Park Way: Legacy Crossing Drive to Herons Crossing
Drive,
North Heritage Green Way: All segments,
North Heritage Crossing Way: Legacy Crossing Drive to Herons Crossing
Drive,
East Heritage Street: Heritage Parkway to Heritage Crossing Way and
Legacy Crossing Drive to Legacy Common Avenue,
North Legacy Common Avenue: All segments,
East Truth Street: Legacy Common Avenue to Legacy Woods Avenue,
East Trust Street: Legacy Common Avenue to Legacy Woods Avenue,
North Legacy Woods Avenue. All segments.
5. Construct the following roadways as 33-foot street sections within 50-feet of
right-of-way contingent upon review and approval from the appropriate Fire Department,
as proposed.
North Heritage Common Avenue Heritage Street to Legacy Crossing Drive,
East Legacy Crossing Drive: All segments,
East Tradition Street: All segments,
North Heritage Woods Avenue: south of Legacy Crossing Drive.
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Construct the following street sections as 36-foot street sections with curb, gutter
and 5-foot wide concrete sidewalks within 50-feet of right-of-way, as proposed.
a) East Herons Crossing Drive: Heritage Crossing Way to the north property
line,
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF ANNEXATION AND ZONING FOR
HERITAGE COMMONS - BRIGHTON CORPORATION - Page 3
b) East Vestige Drive: All segments
c) Ashton Street: Legacy Woods Avenue to the west property line.
6. Construct six stub streets, as proposed.
a. North Heritage Woods Avenue is proposed to stub to the south property
line approximately 390-feet west of the east property.
b. North Heritage Green Way is proposed to stub to the south property line
approximately 1,030-feet west of the east property line.
c. East Traditions Street is proposed to stub to the west property line
approximately 130-feet north of the south property line and stubbing to the
west property line.
d. East Ashton Street is proposed to stub to the west property line
approximately 850-feet north of the south property line.
e. North Legacy Woods Avenue is proposed to stub to the north property line
approximately 130-feet east of the west property line.
f. North Legacy Common Avenue is proposed to stub to the north property
line approximately 420-feet east of the west property line.
7. Provide a paved temporary turnaround at the end of North Heritage Green Way
and North Legacy Woods Avenue with a temporary easement provided to the District and
install a sign at the terminus of the roadway stating that, "THIS ROAD WILL BE
EXTENDED IN THE FUTURE". Coordinate the sign plan for the stub street, and the
design of the tumaround with District staff.
8. Construct East Vestige Drive intersecting Locust Grove and the north property
line, as one-half of a 36-foot street section plus 12-feet of additional pavement, with curb,
gutter and 5-foot wide concrete sidewalk within 42-feet of right-of-way, as proposed.
9. Construct five alleys within the proposed project within a minimum of 16-feet of
right-of-way, as proposed.
a. The
Avenue
b. The
Avenue
c. The
Avenue
first proposed alley is proposed to connect North Heritage Common
with North Heritage Woods Avenue.
second proposed alley is proposed to connect North Heritage Woods
with North Heritage Park Way.
third proposed alley is proposed to connect North Heritage Common
with North Heritage Woods Avenue.
d. The fourth and the fifth proposed alleys are proposed to connect North
Heritage Woods Avenue and North Heritage Park Way.
10. Any proposed landscape islands/medians within the public right-of-way dedicated
by this plat shall be owned and maintained by a homeowners association. Notes of this
shall be required on the final plat.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF ANNEXATION AND ZONING FOR
HERITAGE COMMONS - BRIGHTON CORPORATION - Page 4
11. Utility street cuts in pavement less than five years old are not allowed unless
approved in writing by the District.
12. Any existing irrigation facilities shall be relocated outside of the right-of-way.
13. All utility relocation costs associated with improving street frontages abutting the
site shall be borne by the developer.
14. Other than the public streets specifically approved with this application, direct lot
or parcel access to Locust Grove Road is prohibited. Lot access restrictions, as required
with this application, shall be stated on the final plat.
Adopt the Meridian Fire Department Recommendations as follows:
1. One and two family dwellings will require a fire-flow of 1,000 gallons per minute
available for a duration of 2 hours to service the entire project. Fire hydrants shall
be placed an average of 400' apart at approved locations.
2. Operational fire hydrants and temporary or permanent street signs are required
before combustible construction begins.
3. Acceptance of water supply for fire protection is contingent upon acceptance of
the water system by the City of Meridian.
4. Final approval for fire hydrant location shall be by the Meridian Fire Department.
5. All turning radii shall be a minimum of 28' inside and 48' outside.
6. Insure that all yet undeveloped parcels are maintained free of combustible
vegetation.
7. The proposed 273 lot subdivision with an estimated 2.9 residents per household
would have a total estimated population of 791 residents at buildout.
8. The project lies outside the five minute response zone goal.
9. 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 turnaround.
10. The Meridian Fire Department requests strict application of the Uniform Building
Code for sideyard setbacks in Blocks 7, 8, 11, 12 with no variances to limit the
potential fire spread from building to building in those blocks.
11. The alleys in Blocks 7, 8, 11, 12 be signed on each end stating "Fire Lane No
Parking".
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF ANNEXATION AND ZONING FOR
HERITAGE COMMONS - BRIGHTON CORPORATION - Page 5