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HomeMy WebLinkAboutCedar Springs North AZ BEFORE THE PLANNING AND ZONING COMMISSION IN THE MATTER OF THE ) REQUEST FOR ANNEXA TION AND ) ZONING OF 81.54 ACRES TO R-8 ) AND L-O ZONES FOR CEDAR ) SPRINGS NORTH SUBDIVISION ) ) HOWELL-MURDOCH ) DEVELOPMENT CORPORATION, ) Applicant Case No. AZ-02-028 RECOMMENDA TION TO CITY COUNCIL 1. The property is approximately 81.54 acres in size and is located on the south side ofW. McMillan Road, 1J4 mile west ofN. Meridian Road, Meridian. The property is designated as Medium Density Residential and Office. 2. The owners of record of the subject property are Howell-Murdoch Development Corporation, 4822 N. Rosepoint Way, Suite C, Boise, Idaho and Chukar Estates, LLC, 4487 N. Dresden Place, Suite 102, Boise, Idaho 83714. 3. Applicant is Howell-Murdoch Development Corporation, 4822 N. Rosepoint Way, Suite C, Boise, Idaho. 4. The subject property is currently zoned RUT (Ada County) and consists of vacant land. 5. The Applicant requests the property be zoned as R-8 (Medium Density Residential District) and L-O (Limited Office). 6. The subject property is bordered to the north and east by rural residential and agricultural properties, to the south by Cedar Springs Subdivision, to the west by rural property and Baldwin Park Subdivision. 7. The property which is the subject of this application is within the Area ofImpact 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: . 10. The Applicant requests zoning of the subject real property as R-8 and L-O which is consistent with the Meridian Comprehensive Plan Generalized Land Use Map which designates the subject property as Medium Density Residential and Office. RECOMMENDATION TO CITY COUNCIL OF AFPROV AL OF ANNEXATION AND ZONING FOR CEDAR SPRINGS NORTH SUBDIVISION - AZ-02-028 - Page 1 11. There are no significant or scenic features of major importance that affect the consideration of this application. 12. The Planning & Zoning Commission recognized the concerns of Wendel Bigham, Joint School District No.2, in a letter dated November 4, 2002. RECOMMENDA TION 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: Annexation 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. A Development Agreement shall be entered into between the City of Meridian and the Applicant as part of the Annexation application. The Development Agreement shall outline any special conditions placed upon the Preliminary Plat application, including a non-development agreement on Lot 18, Block 13-which is the area designated for a future single- family attached project-until an appropriate application is approved for the project. The DA shall also include a temporary building restriction on Lot 4, Block 13 to prohibit building on this lot until the construction of the roadways in phase two of the subdivision to allow for emergency vehicle access to McMillian Road The density calculation for Lot 18 Block 5 shall consider the entire Cedar Springs North Subdivision 3. The legal description for annexation and zoning appears to describe the subject property, and complies with the requirements of the State Tax Commission and City of Meridian. RECOMMENDATION TO CITY COUNCIL OF AFPROV AL OF ANNEXATION AND ZONING FOR CEDAR SPRINGS NORTH SUBDIVISION - AZ-02-028 - Page 2 B. Adopt the Recommendations of ACHD as follows: Site Specific Conditions of Approval 1. Construct 5-foot concrete sidewalk abutting McMillan Road located 2-feet within the right-of-way. If the sidewalk meanders outside of the right-of-way, provide an easement for the sidewalk. 2. Construct all of the internal roadways as 36-foot street section with curb, gutter and 5-foot concrete sidewalk within 50-feet of right-of-way, as proposed. 3. Construct North Summit Way as a collector. Construct North Summit Way as a collector roadway with a 33-foot street section with vertical curb, gutter and 5-foot concrete sidewalk within 50-feet of right-of-way. 4. Provide a minimum of 21- feet measured from back of curb to back of curb on either side of a proposed median. 5. Construct West Fallen Leaf Drive to extend to the east property line approximately 480- feet north of the south property line, as proposed. Staff is supportive of this location. Install a sign at the terminus of the roadway stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". 6. Construct West Stone Pond Drive to the west property line approximately 830-feet south of the north property line, as proposed. Install a sign at the terminus of the roadway stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". 7. Extend North Portage Avenue from the south property line approximately 400-feet west of the east property line, as proposed. 8. Extend North Rhodes Avenue from the south property line approximately 100-feet east of the west property line, as proposed. 9. Extend West Yosemite Drive to the west property line approximately 170- feet north of the south property line, as proposed. 10. Extend West White Sands Drive to the west property line approximately 1, 170-feet north of the south property line, as proposed. 11. Construct 6-knuckles without center islands within them, as proposed. 12. Provide a minimum turning radius of 45-feet for all cul-de-sac turnarounds. RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF ANNEXATION AND ZONING FOR CEDAR SPRINGS NORTH SUBDIVISION - AZ-02-028 - Page 3 13. Construct a roundabout on North Summit Way approximately 500-feet south of McMillan Road, as proposed. Design the roundabout with a 21-foot street section on either side of the center island without driveways accessing the roundabout. Dedicate sufficient right-of-way on either side of an island. Coordinate the size and design of the roundabout with traffic services staff. 14. Construct a shared driveway to be located on North Summit Way approximately 260-feet south of McMillan Road, as proposed. 15. 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. 16. The applicant shall enter into a development agreement with ACHD that outlines right-of-way acquisition, costs, timing and payment; and shall also include an agreement that this development shall be subject to any extraordinary impact fee, LID or other funding source established by the District to improve the surrounding roadways; or shall be subject to the development's proportionate share of surrounding roadway improvements as established by the applicant's traffic impact study. 17. Other than the access points specifically approved with this application, direct lot access to McMillan Road and North Summit Way is prohibited. These restrictions shall be noted on the final Plat. 18. Comply with all Standard Conditions of Approval. 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 RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF ANNEXATION AND ZONING FOR CEDAR SPRINGS NORTH SUBDIVISION - AZ-02-028 - Page 4 specifically waived herein. An engineer registered in the State ofIdaho 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 (1-800-342-1585) 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 any phase of construction. 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 authorized 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. One and two family dwellings will require a fire-flow of 1,000 gallons per minute 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. Acceptance of the water supply for fire protection will be by the Meridian RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF ANNEXATION AND ZONING FOR CEDAR SPRINGS NORTH SUBDIVISION - AZ-02-028 - Page 5 Water Department. 3. Final Approval of the fire hydrant locations shall be by the Meridian Fire Department. 4. 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 turn around. 5. All roads shall have a turning radius of 28' inside and 48' outside. 6. Insure that all yet undeveloped parcels are maintained free of combustible vegetation per section 1103.2.4 of the Uniform Fire Code. 7. Operational fire hydrants and temporary or permanent street signs are required before combustible construction begins. UFC 901.4.2 & 901.3 8. A minimum of two points of access will be required for any portion of the project, which serves more than 50 homes. UFC 902.2.1 9. The proposed 197-lot subdivision with an estimated 2.9 residents per household would have a total estimated population of 571 residents at build out. The Meridian Fire Department has experienced 2069 responses in the year 2000 and 2251 calls for service in 2001. 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. 10. The roadways shall be built to Ada County Highway Standards and shall have a clear driving surface, available at all times, which is 20' wide. This may affect the landscape islands in Block 15 Lot 1, they may have to be posted "No Parking Fire Lane". UFC 902.2 11. Building setbacks shall be per the Building Code for one and two story construction. 12. All building uses and occupancies will have to meet the separation requirements of the Building Code. 13. A 20' wide temporary access road, capable of carrying an imposed weight load of 70,000 pounds will be required to access the project from McMillan Road. The road will cross the Lemp Canal and access the project across lots 4 & 19 in Block 13. D. Adopt the Recommendations of the Meridian Water Department as follows: RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF ANNEXATION AND ZONING FOR CEDAR SPRINGS NORTH SUBDIVISION - AZ-02-028 - Page 6 1. Water mains will need to be extended north of Meridian Road and west on McMillan Road. E. Adopt the Recommendations of Settler's Irrigation District as follows: 1. All irrigation and drainage facilities/easements will need to be protected that are effected by this project. The facilities involved are the Coleman Lateral, McKinney Lateral, and the Settlers (Lemp) Canal. The Coleman Lateral courses along the eastern boundary, the McKinney Lateral courses through the northern part of the property, and the Settlers Canal courses along the north boundary. A license agreement needs to be in place prior to construction. 2. All storm drainage must be retained on-site. 3. Plan review/inspection fees shall be paid prior to any approvals. 4. The developer has indicated that SID will own, operate, and maintain the pressure irrigation system. An agreement needs to be in place prior to the pre- construction meeting. F. Adopt the Recommendations of Central District Health Department as follows: 1. This proposal can be approved after written approval from appropriate entities are submitted. 2. The Applicant's central sewage and central water plans must be submitted to and approved by the Idaho Department of Health & Welfare, Division of Environmental Quality. 3. Run-off is not to create a mosquito breeding problem. 4. Stormwater shall be pretreated through a grassy swale prior to discharge to the subsurface to prevent impact to groundwater and surface water quality. 5. The Engineers and architects involved with the design of the subject project shall obtain current best management practices for stormwater disposal and design a stormwater management system that prevents groundwater and surface water degradation. RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF ANNEXATION AND ZONING FOR CEDAR SPRINGS NORTH SUBDIVISION - AZ-02-028 - Page 7 RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF ANNEXATION AND ZONING FOR CEDAR SPRINGS NORTH SUBDIVISION - AZ-02-028 - Page 8