HomeMy WebLinkAboutSundance Place AZ 02-016
BEFORE THE PLANNING AND ZONING COMMISSION
IN THE MATTER OF THE ) Case No. AZ – 02-016
REQUEST FOR ANNEXATION AND )
ZONING OF 42.72 ACRES FOR ) RECOMMENDATION TO CITY
PROPOSED SUNDANCE PLACE ) COUNCIL
SUBDIVISION )
)
G.L. VOIGT DEVELOPMENT, )
Applicant )
1.The property is approximately 42.72 acres in size and is located on the east side of
Meridian Road, ½ mile north of Ustick Road, Meridian. The property is
designated as Single Family Residential.
2.The owners of record of the subject property are G.L. Voigt Development, 1908
Jennie Lee Drive, Idaho Falls, ID 83404, and David Bayless, 3860 N. Meridian
Rd., Meridian.
3.Applicant is G.L. Voigt Development.
4.The subject property is currently zoned RUT 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 land, to the
south by Sundance Subdivision, to the east by the proposed Heritage Commons
Subdivision, and to the west by Cedar Springs.
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:
144 building lots and 5 other lots, including two open-space drainage lots, a
micro-path lot, and landscape lots adjacent to Meridian Road.
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
which designates the subject property as Single Family Residential.
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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 Joint School
District No. 2 expressed in their letter of July 24, 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:
A. Adopt the Recommendations of the Planning and Zoning and Engineering staff as
follows:
1.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.
2.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.
B. Adopt the Recommendations of the ACHD as follows:
Site Specific Conditions of Approval
1.Dedicate 35 feet of right-of-way from the centerline of Meridian 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).
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2.Construct approximately 730 feet of 5 foot wide detached concrete sidewalk on
Meridian 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. The
District will require a license agreement for the landscape strip with the detached
sidewalk. An agreement must be approved prior to scheduling the final plat for
signature. Please contact the Right-of-Way Division at 387-3271 for guidelines.
3.Construct Ashton Street from Meridian Road to Lezana Avenue as a residential
collector street with no front-on housing in alignment with Ashton Lane. District
policy requires that this street segment be constructed as a 36 foot street section
with curb, gutter, and 5 foot wide concrete sidewalks within 50 feet of right-of-
way. Parking shall be prohibited on this street segment. Coordinate the signage
plan with District staff. The access restrictions for this street segment should be
stated on the final plat.
4.Unless otherwise approved by District staff, construct Lezana Avenue, Cornell
Street, Etta Way, Lewiston Avenue, Alester Street, Longabaugh Avenue, Pescado
avenue, Weston Avenue, Cape Cod Way and the segments of Ashton Street that
are east of Lezana Avenue as local roadways with a 36 foot street section with
curb, gutter, and 5 foot concrete sidewalk within 50 feet of right-of-way as
proposed.
5.Streets within the subdivision shall align or offset a minimum of 125 feet from
any proposed public street.
6.The residential turnarounds should be constructed to provide a minimum turning
radius of 45 feet. The Applicant should also be required to provide a minimum of
a 29 foot street section on either side of any proposed center islands within the
turnarounds. The medians should 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.
7.Construct a stub street to the property to the north, Etta Way, as proposed 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 with
District staff.
8.Construct a stub street to the property to the north, Pescado Avenue, as proposed
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
with District staff.
9.Construct a stub street to the property to the east, Ashton Street, as proposed 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 with
District staff.
10.Connect to the existing stub street that was approved with the Sundance
Subdivision (located to the south of this site) as proposed. The street, Lewiston
Avenue, shall be extended into this site.
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11.Construct a center turn lane on Meridian Road for the main entrance intersection.
The turn lane should 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 lanes with District staff.
12.Construct a right hand deceleration lane on Meridian Road for the main entrance
intersection. Coordinate the design and construction of the lane with District staff.
13.All 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.
14.If the Highway District establishes an extraordinary impact fee area for the North
Meridian Area, Sundance Place Subdivision may be subject to an extraordinary
impact fee.
15.No direct lot access to Meridian Road is proposed and none is approved with this
application. Direct lot or parcel access to Meridian Road is prohibited. Lot access
restrictions, as required with this application, shall be stated on the final plat.
16.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 year 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 is required prior to building construction
in accordance with Ordinance #195, also known as Ada County Highway District
Road Impact Fee Ordinance.
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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 of 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.That a fire-flow of 1,000 gallons per minute be available to service the entire
project. Fire hydrants shall be placed an average of 400’ apart.
2.Operational fire hydrants and temporary or permanent street signs are required
before combustible construction begins.
3.Acceptance of the water supply for fire protection is contingent upon acceptance
of the water system by the City of Meridian for water quality.
4.Final Approval of fire hydrant locations shall be by the Fire Department.
5.All radii shall be 28’ inside and 48’ outside radius.
6.Insure that all yet undeveloped parcels are maintained free of combustible
vegetation per section 1103.2.4 of the Uniform Fire Code.
7.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 capital outlay for
facilities that are located within 1.5 Miles from a given location and sufficient
operational funds to staff the facilities.
8.The proposed 144 lot subdivision with an estimated 2.8 residents per household
(per COMPASS projections) would have a total estimated population of 403
residents at build out. Based on current response trends experienced by the
Meridian Fire Department this would generate an estimated 24 additional
responses or a 1% increase in our total run volume annually. According to a
report completed by Fire & Emergency Services Consulting Group in February of
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF ANNEXATION AND ZONING FOR
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2000 our requests for service are projected to reach 2800 in the year 2005 and
3800 by the year 2010, this up from 2069 responses in the year 2000.
9.The roadways shall be built to Ada County Highway Standards with a minimum
street width of 36’.
10.A 20’ wide second means of access shall be provided on Block 7 or Block 5.
D. Adopt the Recommendations of the Nampa & Meridian Irrigation District as
follows:
1.The District requires that a Land Use Change/ Site application be filed.
2.All laterals and waste ways must be protected and all municipal surface drainage
must be retained on site. If any surface drainage leaves the site, the Nampa &
Meridian Irrigation District must review drainage plans. The Developer must
comply with Idaho Code §31-3805. It is recommended that irrigation water be
made available to all developments within the Nampa & Meridian Irrigation
District.
E. Adopt the Recommendations of Settler’s Irrigation District as follows:
1.The Parkins Nourse Drain should be tiled with 30” reinforced concrete pipe with
manholes located in every turn of direction or every 300’.
2.Access to every manhole is needed to operate and maintain the pipeline.
3.An easement of 30’ is needed for this drain.
4.A license agreement needs to be signed and recorded prior to construction.
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