HomeMy WebLinkAboutCobblefield Crossing AZ
BEFORE THE PLANNING AND ZONING COMMISSION
IN THE MATTER OF THE ) Case No. AZ-02-024
REQUEST FOR ANNEXATION AND )
ZONING OF 15.4 ACRES TO R-8 ) RECOMMENDATION TO CITY
ZONE FOR COBBLEFIELD ) COUNCIL
CROSSING SUBDIVISION )
)
CMD, INC., )
Applicant )
1.The property is approximately 15.4 acres in size and is located at 4450 N. Linder
Road, Meridian. The property is designated as Low Density Residential in the
2002 Comprehensive Plan.
2.The owners of record of the subject property are Frank Fisher, 4450 N. Linder
Road, Meridian and Don Huffman, 4035 Meadowwood, Meridian.
3.Applicant is CMD, Inc., 1661 Shoreline Drive, Ste. 200, Boise, Idaho 83702.
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.
6.The subject property is bordered to the north by rural residential properties (5-acre
parcels), to the south by Baldwin Park Subdivision (R-8), to the east by
agricultural land, and to the west by Bridgetower Crossing Subdivision (office
uses).
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:
Single-family detached and attached homes, with one existing single-family
residence, thirteen (13) landscaped common lots, two (2) open space/park lots
with six (6) workout center features in the open space lot south of McMillan Road
and a swimming pool.
10.The Applicant requests zoning of the subject real property as R-8, which is
consistent with the Meridian Comprehensive Plan Generalized Land Use Map
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF ANNEXATION AND ZONING FOR
COBBLEFIELD CROSSING SUBDIVISION – AZ-02-024 - Page 1
which designates the subject property as Low Density Residential, or Medium
Density Residential, in accordance with note number two (2) on the Land Use
Map (allowing for an increase in density without a Comprehensive Plan
Amendment).
11.There are no significant or scenic features of major importance that affect the
consideration of this application.
12.The Planning and Zoning Commission recognized the concerns of Brian English
expressed in his letter dated November 18, 2002 .
RECOMMENDATION
The Meridian Planning and Zoning Commission hereby recommend 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 & 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 the maximum allowable
density.
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 APPROVAL OF ANNEXATION AND ZONING FOR
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B. Adopt the Recommendations of ACHD as follows:
Site Specific Conditions of Approval
1. Dedicate 48-feet of right-of-way from the centerline of Linder Road and
McMillan 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. 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 #195).
OR
Dedicate 38-feet of right-of-way from the centerline of Linder Road and
McMillan 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. 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 #195).
2. Construct a 5-foot concrete sidewalk located 2-feet within the right-of-
way (if the dedicated right-of-way is 48-feet from centerline) or if the
sidewalk is outside of the right-of-way, place the sidewalk within an
easement.
3. Construct the main entrance, Cobblefield Drive, to intersect Linder Road
approximately 140-feet north of the south property line, as proposed.
4. 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.
5. Construct a stub street to extend to the south property line approximately
1,000-feet east of Linder Road, as proposed. Install a sign at the terminus
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF ANNEXATION AND ZONING FOR
COBBLEFIELD CROSSING SUBDIVISION – AZ-02-024 - Page 3
of the roadway stating that, "THIS ROAD WILL BE EXTENDED IN
THE FUTURE".
6. Construct a stub street to extend to the north property line approximately
1,340-feet east of Linder Road, as proposed. Install a sign at the terminus
of the roadway stating that, "THIS ROAD WILL BE EXTENDED IN
THE FUTURE".
7. Dedicate a “temporary stub street” to the District in the form of an
easement. The “temporary stub street” will be a 50-foot easement located
within the 50-foot flag approximately 760-feet north of the south property
line and will extend from the east property line to the west property line.
This easement may become a right-of-way in the future (at the sole
discretion of the District) at no cost to the District and the costs associated
with the construction of the street will be paid by the owner/developer and
placed within a Public Right’s-of-Way Road Trust deposit. If the 50-foot
easement is not utilized to construct a stub street within five years
from the date of the signed final plat, the easement and the road trust
deposit will expire and revert back to the Owner/developer.
8. Construct two knuckles with islands within the subdivision, as proposed.
Construct the islands within the knuckles to provide a minimum of 4-feet
in width with a minimum area of 100-square feet and provide a minimum
of a 29-foot street section for the roadway around the traffic island.
9. Any proposed landscape islands/medians within the public right-of-way
icated by this plat shall be owned and maintained by a homeowners
association. Notes of this are required on the final plat.
10. Provide a minimum of 21-feet measured from back of curb to back of curb
on either side of a proposed island or median.
11. Enter into a development agreement regarding the location, costs and
terms associated with the “temporary stub street”.
12. Other than the access that has been approved with this application, direct
lot access to Linder Road and McMillan Road is prohibited.
13. 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.
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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 (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
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF ANNEXATION AND ZONING FOR
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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 a 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
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. It is recommended that a stub
street be extended to the East between Lots 16-18 on Block 3, to provide a
second point of access to the project. UFC 902.2.1 Revised plans that have
been submitted indicate a connection on the East end of the project.
9. The proposed 73-lot subdivision with an estimated 2.9 residents per
household would have a total estimated population of 211 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. Lots 8,
9, 10, 11, 12, 13, 14, 15 on Block 4 shall be posted “No Parking Fire Lane”.
UFC 902.2
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11. Building setbacks shall be per the Building Code for one and two story
construction.
12. 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. The
lots adjacent to the knuckles on Blocks 6, 7, 8 & 9 shall be posted “No
Parking Fire Lane”. UFC 902.2
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF ANNEXATION AND ZONING FOR
COBBLEFIELD CROSSING SUBDIVISION – AZ-02-024 - Page 7