HomeMy WebLinkAboutWatersong Estates AZBEFORE THE PLANNING AND ZONING COMMISSION
IN THE MATTER OF THE
REQUEST FOR ANNEXATION &
ZONING OF 39.92 ACRES TO R-8
ZONE FOR WATERSONG
ESTATES
HOWELL-MURDOCH
DEVELOPMENT CORPORATION,
Applicant
Case No. AZ-02-029
RECOMMENDATION TO CITY
COUNCIL
RECEIVE]
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CITY OF MERIDIAN
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The property is approximately 39.92 acres in size and is generally located on the
west side of Linder Road, '/4 mile north of Ustick Road, Meridian. The property
is designated as Medium Density Residential.
2. The owner of record of the subject property is Howell-Murdoch Development
Corporation, 4822 N. Rosepoint, Suite C, Boise, Idaho 83713.
3. Applicant is same as owner.
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).
6. The subject property is bordered to the north and south by rural
residential/agricultural properties (zoned RUT, Ada County), to the east by the
proposed Linder Road Middle School (zoned R-4), and to the west by the
proposed future phase of Bridgetower Subdivision (zoned R-4).
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:
125 single-family building lots and 15 common lots ranging in size from
approximately 6,600 s.f. to 10,000 s.f., at an overall gross density of 3.2 dwelling
units per acre.
RECOMMENDATION TO CITY COUNCIL FOR APPROVAL OF ANNEXATION & ZONING OF
WATERSONG ESTATES BY HOWELL-MURDOCH DEVELOPMENT CORPORATION-
AZ-02-029 -Page 1
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 Medium Density Residential.
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 Wendel
Bigham, Joint School District No. 2, expressed in his letter dated December 4,
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 Meridian Planning & Zoning Department 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 aze available from the City of Meridian. Wells may be
used for non-domestic purposes such as landscape irrigation.
2. 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.
3. If the 48-foot right-of--way on N. Linder Road is not dedicated to the Ada
County Highway District, all future right-of--way (the portion to be dedicated)
shall be platted in a separate common lot within Watersong Estates. In addition,
any portion of the future right-of--way beyond 10 feet from edge of pavement shall
be planted with a vegetative groundcover and adequately maintained by the
Homeowner's Association or other responsible party, in accordance with the City
Landscape Ordinance.
RECOMMENDATION TO CITY COUNCIL FOR APPROVAL OF ANNEXATION & ZONING OF
WATERSONG ESTATES BY HOWELL-MURDOCH DEVELOPMENT CORPORATION -
AZ-02-029 -Page 2
4. This development shall be subject to sanitary sewer and water latecomer
fees to reimburse those responsible for extending sewer and water service into the
area. The latecomer fees for each lot shall be due and payable upon signature on
final plat.
B. Adopt the Recommendations of the ACRD as follows:
Site Snecific Conditions of Approval
1. Provide a Public Right's-of--Way Road Trust Deposit in the amount of
$26,000.00 to construct 5-foot concrete sidewalk on Linder Road
OR
Construct a 5-foot wide concrete sidewalk on Linder Road with an easement
provided to the District. The face of sidewallc shall be located a minimum of 41-
feet from centerline.
2. Construct WatersongDrive to intersect with Linder Road approximately
415-feet north of the south property line to align with the Meridian Middle School
driveway located on the east side of Linder Road.
3. Construct the San Remo Drive/Twin Eagles Way intersection to offset the
Cool River Way/San Remo Drive intersection a minimum of 125-feet (measured
centerline to centerline).
4. Construct Watersong Drive from Linder Road to High Altitude Way as a
residential collector with a 36-foot street section with vertical curb, gutter and 5-
foot concrete sidewalk within 50-feet ofright-of--way, as proposed.
5. Construct the internal roadways as 36-foot street sections with curb, gutter
and 5-foot attached concrete sidewalk within 50-feet ofright-of--way, as proposed.
6. Construct Timber Lakes Lane as a stub street to extend to the south
property line approximately 360-feet east of the west property line, as proposed
and install a sign at the terminus of the roadway stating that, "THIS ROAD WILL
BE EXTENDED IN THE FUTURE".
7. Extend San Remo Drive from the west property line approximately 550-
feet north of the south property line, as proposed.
8. Extend Shadow Creek Drive to the west property line approximately 75-
feet south of the north property line, as proposed.
9. Construct Cody Creek Way to extend to the north property line
approximately 620-feet east of the west property line, as proposed. Install a sign
RECOMMENDATION TO CITY COUNCIL FOR APPROVAL OF ANNEXATION & ZONING OF
WATERSONG ESTATES BY HOWELL-MURDOCH DEVELOPMENT CORPORATION-
AZ-02-029 -Page 3
at the terminus of the roadway stating that, "THIS ROAD WILL BE EXTENDED
IN THE FUTURE".
10. Construct four knuckles without islands within the subdivision, as
proposed.
11. Construct two cul-de-sac turnazounds without islands to provide a
minimum turning radius of 45-feet.
12. 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.
13. Construct a roundabout located on Watersong Drive at the intersection of
High Altitude Way, as proposed. Design the roundabout with a minimum of 21-
foot street sections on either side of the center island and dedicate sufficient right-
of-way on either side of an island. Coordinate the size and design of the
roundabout with traffic services staff.
14. Other than the access points specifically approved with this application,
direct lot access to Linder Road, Ustick Road and Watersong Drive east of High
Altitude Way is prohibited. These restrictions shall be noted on the final Plat.
15. 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.
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.
RECOMMENDATION TO CITY COUNCIL FOR APPROVAL OF ANNEXATION & ZONING OF
WATERSONG ESTATES BY HOWELL-MURDOCH DEVELOPMENT CORPORATION -
AZ-02-029 -Page 4
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 Standazds and approved supplements,
Construction Services procedures and all applicable ACHD Ordinances unless
specifically waived herein. An engineer registered in the State of Idaho shall
prepaze 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 aze 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:
RECOMMENDATION TO CITY COUNCIL FOR APPROVAL OF ANNEXATION & ZONING OF
WATERSONG ESTATES BY HOWELL-MURDOCH DEVELOPMENT CORPORATION -
AZ-02-029 -Page 5
One and two family dwellings will require afire-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 IJFC Appendix
III-A
2. Acceptance of the water supply for fire protection will be by the Meridian
Water Department.
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.
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 125-lot subdivision with an estimated 2.9 residents per
household would have a total estimated population of 362 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 yeaz 2005
and 3800 by the year 2010.
10. The roadways shall be built to Ada County Highway Standards and shall
have a cleaz driving surface, available at all times; which is 20' wide.
UFC 902.2
11. Building setbacks shall be per the Building Code for one and two story
construction.
RECOMMENDATION TO CITY COUNCIL FOR APPROVAL OF ANNEXATION & ZONING OF
WATERSONG ESTATES BY HOWELL-MURDOCH DEVELOPMENT CORPORATION -
AZ-02-029 -Page 6