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HomeMy WebLinkAboutRecommendationBEFORE THE PLANNING AND ZONING COMMISSION IN THE MATTER OF THE REQUEST FOR ANNEXATION AND ) Case No. AZ-02-027 ) ZONING OF 11.76 ACRES TO R-40 & C-C ZONES FOR LOCUST ) RECOMMENDATION TO CITY GROVE PLACE SUBDIVISION ) COUNCIL WARDLE & ASSOCIATES, ) Applicant ) The property is approximately 11.76 acres in size and is located on the west side of N. Locust Grove Rd., %4 mile south of E. Fairview Ave., Meridian. The property is designated as High Density Residential on the Adopted Comprehensive Plan. 2. The owner of record of the subject property is L. C. Development, Inc., P.O. Box 518, Meridian, Idaho 83642. 3. Applicant is Jonathan Wardle, Wardle & Associates, 50 Broadway Ave., Suite B, Boise, Idaho 83702. 4. The subject property is currently zoned R-40 & C-C (High Density Residential & Community Business) and consists of vacant land. 5• The Applicant requests the property be re -zoned to allow additional R-40 and less C-C (High Density Residential & Community Business). 6• The subject property is bordered to the north by commercial properties, to the south by Danbury Fair Subdivision, to the east by Ada County property zoned RUT, and to the west by Danbury Fair Subdivision No. 2 & Penn Station Apartments. 7. The property which is the subject of this application is within the Area of Impact of the City of Meridian. 8• The entire parcel of the property is included within the Meridian Urban Service Planning Area as defined in the Meridian Comprehensive Plan. 9• The Applicant proposes to develop the subject property in the following manner: Twenty-two single family detached residential, fifty-two single family attached two commercial lots and eight common/drainage lots. RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF ANNEXATION AND ZONING FOR LOCUST GROVE PLACE SUBDIVISION — AZ-02-027 - Page 1 10. The Applicant requests zoning of the subject real property as R-40 & C-C which is consistent with the Meridian Comprehensive Plan Generalized Land Use Map which designates the subject property as High Density Residential. 11. There are no significant or scenic features of major importance that affect the consideration of this application. 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 Recommendations of the Planning and Zoning and Engineering staff as follows: ANEXATION AND ZONING COMMENTS 1. 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. 2. The 1 egal d escription f or a nnexation a nd z oning a ppears t o d escribe t he subject property, and complies with the requirements of the State Tax Commission and City of Meridian. B. Adopt the Recommendations of the ACHD as follows: Site Specific Conditions of Approval 1 • 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 for pnor RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF ANNEXATION AND ZONING FOR LOCUST GROVE PLACE SUBDIVISION— AZ-02-027 - Page 2 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. Allow up to 30 business days to process the right-of-way dedication after receipt of all requested material. The owner will be paid the fair market value of the right-of-way dedicated which is an addition to existing ACHD right-of-way if the owner submits a letter of application to the impact fee administrator prior to breaking ground, in accordance with the ACHD Ordinance in effect at that time (currently Ordinance #196), if funds are available. 2. Either provide an $8,800.00 Public Right's -of -Way Road Trust deposit for the construction of 5-foot concrete sidewalk abutting the site (approximately 440- feet) prior to issuance of a building permit, or District approval of a final plat, OR construct a 5-foot wide detached concrete sidewalk on Locust Grove Road abutting the site. The sidewalk shall be located 2-feet within the new right-of-way and at the correct vertical difference from the center of the road (see District staff). Coordinate the location and design of the sidewalk with District Design staff (387-6225). If the sidewalk is constructed outside of the right-of-way, the applicant must provide an easement. 3• Construct Drucker Street to intersect Locust Grove Road approximately 120-feet north of the south property line, as proposed. Pave Drucker Street a minimum of 24-feet wide and at least 30-feet into the site beyond the edge of pavement of Locust Grove Road and install pavement tapers with 15-foot radii abutting the existing roadway edge. The applicant shall provide a plan showing how the private road grade meets the public road. District Policy requires a design approach speed of 20 MPH and a maximum intersection approach grade of 2% for at least 40-feet. 4• Construct Locust View Street to intersect Locust Grove Road approximately 100-feet south of the north property line, as proposed. Pave Locust View Street a minimum of 24-feet wide and at least 30-feet into the site beyond the edge of pavement of Locust Grove Road and install pavement tapers with 15- foot radii abutting the existing roadway edge. The applicant shall provide a plan showing how the private road grade meets the public road. District Policy requires a design approach speed of 20 MPH and a maximum intersection approach grade of 2% for at least 40-feet. 5. The applicant shall provide the District with a copy of a recorded cross access easement for the parcels within the development to use the private roads within the development for access to the public street system. 6. Other than the private streets 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. 7. Comply with all Standard Conditions of Approval. RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF ANNEXATION AND ZONING FOR LOCUST GROVE PLACE SUBDIVISION — AZ-02-027 - Page 3 Standard Conditions of Approval 1. Any existing irrigation facilities shall be relocated outside of the right-of- way. 2. All utility relocation costs associated with improving street frontages abutting the site shall be borne by the developer. 3. Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the construction of the proposed development. Contact Construction Services at 387-6280 (with file number) for details. 4. Utility street cuts in pavement less than five years old are not allowed unless approved in writing by the District. Contact Construction Services at 387- 6280 (with file numbers) for details. 5. All design and construction shall be in accordance with the Ada County Highway District Policy Manual, ISPWC Standards and approved supplements, Construction Services procedures and all applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the State of Idaho shall prepare and certify all improvement plans. 6. The applicant shall submit revised plans for staff approval, prior to issuance of building permit (or other required permits), which incorporates any required design changes. 7. Construction, use and property development shall be in conformance with all applicable requirements of the Ada County Highway District prior to District approval for occupancy. 8. Payment of applicable road impact fees are required prior to building construction in accordance with Ordinance #195, also known as Ada County Highway District Road Impact Fee Ordinance. 9. It is the responsibility of the applicant to verify all existing utilities within the right-of-way. Existing utilities damaged by the applicant shall be repaired by the applicant at no cost to ACHD. The applicant shall be required to call DIGLINE at least two full business days prior to breaking ground within ACHD right-of-way. The applicant shall contact ACHD Traffic Operations 387-6190 in the event any ACHD conduits (spare or filled) are compromised during of construction. g any phase 10. No change in the terms and conditions of this approval shall be valid unless they are in writing and signed by the applicant or the applicant's author ized RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF ANNEXATION AND ZONING FOR LOCUST GROVE PLACE SUBDIVISION — AZ-02-027 - Page 4 representative and an authorized representative of the Ada County Highway District. The burden shall be upon the applicant to obtain written confirmation of any change from the Ada County Highway District. 11. Any change by the applicant in the planned use of the property which is the subject of this application, shall require the applicant to comply with all rules, regulations, ordinances, plans, or other regulatory and legal restrictions in force at the time the applicant or its successors in interest advises the Highway District of its intent to change the planned use of the subject property unless a waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect at the time the change in use is sought. C. Adopt the Recommendations of the Meridian Fire Department as follows: 1 • That a fire -flow of 1,000 gallons per minute shall be available for duration of 2 hours to service the entire project. Fire hydrants shall be placed an average of 400' apart. 1997 UFC Appendix III -A 2• Operational fire hydrants and temporary required before combustible construction begins. UFC 901.4.2 & 901.3 signs are 3 • Acceptance of the water supply for fire protection will be by the Meridian Water Department. 4• Final Approval of the fire hydrant locations shall be by the Meridian Fire Department. 5. All internal roads shall have a minimum radius of 28' inside and 48' outside radius. 6 The roadways shall be built to Ada County Highway Standards. UFC 902.2.1 7. An approved turn -around is required for any dead -ends over 150' in commercial area. the 8. On street parking shall be restricted to one side on all streets to rovide a minimum of a 20' clear driving surface available at all times. p RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF ANNEXATION AND LOCUST GROVE PLACE SUBDIVISION — AZ-02-027 - Page 5 ZONING FOR