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HomeMy WebLinkAboutSutherland Farm AZ 02-004BEFORE THE PLANNING AND ZONING COMMISSION IN THE MATTER OF THE REQUEST FOR ANNEXATION AND ZONING OF 127.74 ACRES FOR PROPOSED SUTHERLAND FARM SUTHERLAND FARM, INC., Applicant ) ) ) ) COUNCIL ) ) ) ) Case No. AZ -02-004 RECOMMENDATION TO CITY RECEIVED "" 1 2 2002, CITY OF MERIDIAN CITY CI_ERK t3',=FICE The property is approximately 127.74 acres in size and is located a V2 mile south of Overland Road on the east side of Eagle Road. The property is designated as Sutherland Farm. 2. The owner of record of the subject property is Sutherland Farm, Inc. 3. Applicant is owner of record. 4. The subject property is currently zoned RUT and R-1 and consists of vacant land. The applicant requests the property be zoned as R-4 for the property south of the Ridenbaugh Canal and C-G to the north of the Ridenbaugh Canal. o The subject property is bordered to the north and west by property within the City limits zoned R-4 and C-C and C-G and to the east and south by Ada County property zoned RUT, R-1 and 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: development of 308 building lots consisting of 260 single family detached lots, 32 single-family attached lots, 11 office/multiple family lots, and five commercial lots, and 30 other lots consisting of a 4-acre park/pond, a 30' wide pathway adjacent to the Canal, alleys, an irrigation lot, tot lots, and landscaping lots.. 10. The Applicant requests zoning of the subject real property as R-4 and C-G which is consistent with the Meridian Comprehensive Plan Generalized Land Use Map which designates the subject property as Mixed Residential. RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF ANNEXATION AND ZONING FOR SUTHERLAND FARM - SUTHERLAND FARM, INC. - Page 1 11. 12. The Ridenbaugh Canal is a significant feature of major importance that affects the consideration of this application. The Planning and Zoning Commission recognized the concerns of neighbors expressed at the meeting and in their petition dated January 26, 2002, and May 11, 2002, of Lee Coulson, if Dr. and Mrs. Scott H. Pressman dated May 11, 2002, and of Mr. and Mrs. Loren E. Hombaker received April 3, 2002. 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-4 and C-G is compatible with the City Comprehensive Plan and the Meridian Zoning Ordinances o 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 fi:om their domestic service per City Ordinance Section 5 7 517. Wells may be used for non-domestic purposes such as landscape irrigation. o A development agreement will be required as part of this annexation request. Adopt the Recommendations of the ACHD as follows: Dedicate 48-feet of right-of-way fi:om the centerline of Eagle 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 RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF ANNEXATION AND ZONING FOR SUTHERLAND FARM - SUTHERLAND FARM, INC. - Page 2 10. 11. 12. 13. Commission or prior to issuance of a building permit (or other required permits), whichever occurs first. Dedicate 48-feet of right-of-way from the centerline of Victory 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. Construct a 5-foot wide detached concrete sidewalk on Eagle 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 a 5-foot wide detached concrete sidewalk on Victory 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 a center turn lane on Eagle Road for the East Easy Jet Drive intersection or road trust for the improvements, whichever should occur first. The mm lane shall be constructed to provide a minimum of 100-feet of storage with shadow tapers for both the approach and departure directions. Coordinate the design of the mm lane with District staff. Construct a center turn lane on Eagle Road or road trust for the improvements, whichever should occur first for the proposed shared driveway located on Eagle Road approximately 300-feet south of the north property line. The mm lane shall be constructed to provide a minimum of 100-feet of storage with shadow tapers for both the approach and departure directions. Coordinate the design of the turn lane with District staff. Construct a center turn lane on Eagle Road for the East Copper Point Way intersection or road trust for the improvements, whichever should occur first. The turn lane shall be constructed to provide a minimum of 100-feet of storage with shadow tapers for both the approach and departure directions. Coordinate the design of the tam lane with District staff. Construct a shared-driveway on Eagle Road for Lot 3, Block 2 and Lot 4, Block 2, as proposed. This proposed shared-driveway is located on Eagle Road approximately 300-feet south of the north property line. This proposed driveway meets District policy and is approved with this application. RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF ANNEXATION AND ZONING FOR SUTHERLAND FARM - SUTHERLAND FARM, INC. - Page 3 14. 15. 16. 17. Pave the driveway on Eagle Road that serves Lot 3, Block 2 and Lot 4, Block 2 its full width of 30 to 35-feet and at least 30-feet into the site beyond the edge of pavement of Eagle Road and install pavement tapers with 15-foot radii abutting the existing roadway edge. Construct two main entrances to the subdivision, as proposed. The proposed main entrance locations meet current District policy and are approved with this application. East Easy Jet Drive is proposed to be located on Eagle Road approximately 850-feet south of the north property line and is proposed to align with Easy Jet Drive. East Easy Jet Drive shall be designed with 21- foot street sections on either side of a center median. The median 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 median. South Bay Star Way is proposed to be located on Victory Road approximately 800-feet east of Eagle Road. South Bay Star Way shall be designed with 21-foot street sections on either side of a center median. The median 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 median. Construct Easy Jet Drive west of South Nephrite Way as a commercial / industrial roadway, as proposed. The roadway shall be constructed as a 40-foot street section with curb, gutter, 5-foot wide concrete sidewalk within 54-feet of right-of-way. Designated Easy Jet Drive between South Nephrite Way and South Proud Way as a residential collector street with no front-on housing. This roadway shall be constructed as 36-foot street sections with curb, gutter and 5-foot wide concrete sidewalks with access restrictions stated on the final plat. Unless otherwise noted, parking shall be prohibited on these street segments. Coordinate the signage plan with District staff. Construct a commercial / industrial roadway that intersects East Copper Point Way approximately 150-feet east of South Cobblestone Way, as proposed. This commercial / industrial roadway meets District policy and is approved with this application. The roadway shall be constructed as a 40-foot street section with curb, gutter, 5-foot wide concrete sidewalk within 54-feet of right-of-way. RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF ANNEXATION AND ZONING FOR SUTHERLAND FARM - SUTHERLAND FARM, INC. - Page 4 18. 19. 20. 21. 22. 23. Construct all public roads within the subdivision as 36-foot street sections with curb, gutter, and 5-foot wide concrete sidewalks within 50-feet of right-of-way, as proposed. Extend Hollandale Street, an existing stub street into the site at the east property line that is a part of the Muir Woods Subdivision, as proposed. Construct Hollandale Street as a stub street with temporary bollards. A sign shall be placed on the bollards that states, "this road will become an open connection when a public road to Overland Road is constructed." Extend Knapp Drive, an existing stub street, into the site at the south property line, as proposed. Construct Knapp Drive as a stub street with temporary bollards. A sign shall be placed on the bollards that states, "this road will become an open connection when a public road to Overland Road is constructed." Construct five stub streets, as proposed. The first stub street, South Pond Way, is proposed to stub to the south property line approximately 1900-feet east of Eagle Road. The second stub street, South Mueyah Way, is proposed to stub to the south property line approximately 500-feet east of Eagle Road. The third stub street, East Publisher Street, is proposed to stub to the west property line approximately 730-feet north of Victory Road. The fourth stub street, North Knapp Avenue is proposed to stub to the north property line approximately 1,000-feet of the east property line. This stub street is proposed to cross the Ridenbaugh Canal. The fifth stub street, East Copper Point Way is proposed to remain as a stub at the north property line approximately 1,250-feet west of the east property line. Provide a paved temporary turnaround at the end of South Mureyah Way 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 turnaround with District staff. Submit preliminary drawings for the cost of constructing the bridge fi:om Sutherland Farms to the North property line. The applicant shall road trust for one half of the total cost of the plans, material and labor to construct the bridge. The road trust or the construction of the bridge shall be phased according to final platting and traffic warrants. RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF ANNEXATION AND ZONING FOR SUTHERLAND FARM - SUTHERLAND FARM, INC. - Page 5 24. 25. 26. 27. 28. 29. 30. 31. 32. Construct North Knapp Avenue as 36-foot street sections with curb, gutter and 5-foot wide concrete sidewalks. The applicant shall be designated this roadway as a residential collector street with no fxont-on housing with access restrictions for these street segments stated on the final plat. Unless otherwise noted, parking shall be prohibited on these street segments. Coordinate the signage plan with District staff. Construct an alley located on South Nephrite Way north of East Rolfe Street, as proposed. The alley shall have a minimum of 16-feet of right- of-way and shall be improved by paving the full width and length of the right-of-way. Dedication of clear title to the right-of-way, improvement of the alley, and acceptance of the improvement by the District as meeting its construction standards are required for all alleys contained in a proposed development. Construct ACHD approved mmarounds at the end of East Shergar Court, East Moner Court, East Spur Court, South Halo Place, East Hillis Court, East Legal Place and the unnamed cul-de-sac roadway that extends south from East Copper Point Way. Submit a design of the turnaround for review and approval by District staff. The residential tumarounds shall be constructed to provide a minimum turning radius of 45-feet and the commercial tumarounds shall be constructed to provide a minimum turning radius of 55-feet. The applicant shall also be required to provide a minimum of a 29-foot street section on either side of any proposed center islands within the tumarounds. The medians shall be constructed a minimum of 4-feet wide to total a minimum of a 100-square foot area. Dedicate 54-feet of right-of-way plus the additional width of the median. 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. Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the construction of the proposed development. Any existing irrigation facilities shall be relocated outside of the right-of- way. Utility street cuts in pavement less than five years old are not allowed unless approved in writing by the District. All utility relocation costs associated with improving street frontages abutting the site shall be borne by the developer. RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF ANNEXATION AND ZONING FOR SUTHERLAND FARM - SUTHERLAND FARM, INC. - Page 6 33. Other than the access points specifically approved with this application, direct lot or parcel access to Eagle Road and Victory Road is prohibited. Lot access restrictions, as required with this application, shall be stated on the final plat. Adopt the Recommendations of the Meridian Fire Department as follows: 34. That a fire-flow consistent with Appendix III-A of the Uniform Fire Code be provided to service the entire project. Fire hydrants shall be placed an average of 400' apart. 1997 UFC Appendix III-A 35. Operational fire hydrants and temporary or permanent street signs are required before combustible construction begins. UFC 901.4.2 & 901.3 36. Acceptance of the water supply for fire protection will be by the Meridian Water Department. 37. Final approval of the fire hydrant locations shall be by the Meridian Fire Department. 38. All internal & external roads shall have a radius of 28' inside and 48' outside radius. 39. Insure that all yet undeveloped parcels are maintained free of combustible vegetation per section 1103.2.4 of the Uniform Fire Code. 40. The roadways shall be built to Ada County Highway Standards and be a minimum of 37' wide. UFC 902.2.1 41. The proposed 127 acre annexation will have an estimated transient population 1,395 people based on an estimated 279,000 square feet of space to occupy at 200 square feet per person. Based on historical nm analysis the Meridian Fire Department will respond to one call for service for every 24 people in the service area. This will generate an estimated 145 additional calls for service at build out. According to a report completed by Fire & Emergency Services Consulting Group in February of 2000 our requests for service are projected to reach 2800 in the year 2005 and 3800 by the year 2010, this is up fi:om 2069 responses in the year 2000. 42. The proposed project lies outside the five-minute response zone goal. Achievement of this goal is subject to budgetary constraints and is intended to enhance the probability of a favorable outcome on a request for Basic Life Support. The budget constraints are typically defined as RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF ANNEXATION AND ZONING FOR SUTHERLAND FARM - SUTHERLAND FARM, INC. - Page 7 capital outlay for facilities that are located within 1.5 miles from a given location and sufficient operational funds to staff the facilities. 43. The proposed buildings & uses shall comply with the 1997 Uniform Fire Code. 44. The proposed 127-acre annexation will have an estimated resident population 817 people based on an estimated 292 residential building lots with an average of 2.8 occupants per dwelling. Based on historical mn analysis the Meridian Fire Department will respond to one call for service for every 24 people in the service area. This will generate an estimated 145 additional calls for service at build out. According to a report completed by Fire & Emergency Services Consulting Group in February of 2000 our requests for service are projected to reach 2800 in the year 2005 and 3800 by the year 2010, this is up from 2069 responses in the year 2000. ly/Z :\WorkhMhMeridianXMeridian 15360M~Recommendaflons~Z02004Sutherland.doc RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF ANNEXATION AND ZONING FOR SUTHERLAND FARM - SUTHERLAND FARM, INC. - Page 8