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Home My WebLink AboutScottsdale Villas Sub RZBEFORE THE PLANNING AND ZONING COMMISSION IN THE MATTER OF THE REQUEST FOR REZONE OF 3.66 ACRES FROM L-O TO R-15 ZONE FOR SCOTTSDALE VILLAS SUBDIVISION PINNACLE ENGINEERS, INC., Applicant Case No. RZ-03-002 RECOMMENDATION TO CITY COUNCIL ) RECEIVE ) FEB 2 4 2003 CITY QF MERIDIAN CITY CLIERK (1FIF~.~c The property is approximately 3.66 acres in size and is generally located south of Franklin Road along S.W. 8`h Street and Alden Street, Meridian. The property is designated as Limited Office. 2. The owner of record of the subject property is Wolfe Commercial Enterprises, LLC, 1409 E. ls` Street, Meridian, Idaho 83642. 3. Applicant is Clint Boyle, Pinnacle Engineers, 12552 W. Executive Drive, Ste. B, Boise, Idaho 83713. 4. The subject property is currently zoned L-O (Limited Office) and consists of vacant land. 5. The Applicant requests the property be zoned as R-15 (Medium High Density Residential). 6. The subject property is bordered to the north by Dreamland Daycare (L-O), to the south by single-family residential (R-4), to the east by the multi-family residential (R-8), and to the west by single-family residential (R-4). 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: 19 single-family attached lots (2 and 3 units attached per building) and 2 common lots. RECOMMENDATION TO CITY COUNCIL FOR APPROVAL OF REZONE FOR SCOTTSDALE VILLAS SUBDIVISION - RZ-03-002 -Page 1 10. The Applicant requests zoning of the subject real property as R-15 (Medium High Density Residential). Staff finds that the adopted Comprehensive Plan's Future Land Use Map delineates the subject property as "Office". The requested R-15 zone appears to be in conflict with the land use designation, however the L-O zone in the City's zoning ordinance states that "The L-O zone is designed to act as a buffer between other more intense non-residential uses and high density residential uses and is thus a transitional use" (MCC) 1-2-2), furthermore the Comprehensive Plan encourages residential infill to utilize existing services (pg 106). 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 Wendell 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 ACHD as follows: Site Specific Conditions of Approval 1. Construct driveways on SW 8th Avenue and Alden Drive to offset a minimum of 50-feet from any controlled and/or uncontrolled intersection. All driveways are to be constructed as curb cut driveways. 2. Pave the driveways to their full-required width (maximum of 35-feet) and to a point 30-feet beyond the edge of pavement of SW 8`h Avenue and Alden Drive. 3. Said Easement (See Plat Note # 15 of Scottsdale Subdivision) shall be placed on the plat of Scottsdale Villas Subdivision as delineated on the plat are covered by a Storm Drainage Easement in favor of the Ada County Highway RECOMMENDATION TO CITY COUNCIL FOR APPROVAL OF REZONE FOR SCOTTSDALE VILLAS SUBDIVISION - RZ-03-002 -Page 2 District for heavy maintenance of drainage facilities. Said Easement shall remain free of all encroachments and obstructions (including fences and trees) which may adversely affect drainage or operation and maintenance of storm water facilities. Said Easement shall be placed on the plat of Scottsdale Villas Subdivision. 4. Replace unused curb cuts on SW 8~h Avenue and Alden Drive with standard curb, gutter and 5-foot wide concrete sidewalk to match the existing improvements. Comply with all Standard Conditions of Approval. Standard Conditions of Approval 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 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. RECOMMENDATION TO CITY COUNCIL FOR APPROVAL OF REZONE FOR SCOTTSDALE VILLAS SUBDMSION-RZ-03-002 -Page 3 9. It is the responsibility of the applicant to verify all existing utilities within the right-of--way. The applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. 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. B. Adopt the Recommendations of the Meridian Fire Department as follows: 1. That afire-flow of 1,000 gallons per minute shall be 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. Operational fire hydrants and temporary or permanent street signs are required before combustible construction begins. UFC 901.4.2 & 901.3 3. Acceptance of the water supply for fire protection will be by the Meridian Water Department. 4. Final Approval of the fire hydrant locations shall be by the Meridian Fire Department. 5. All internal roads shall have a minimum radius of 28' inside and 48' outside radius. 6. The roadways shall be built to Ada County Highway Standards. LTFC 902.2.1 An approved temporary turn-around is required for any dead-ends over 150'. RECOMMENDATION TO CITY COUNCIL FOR APPROVAL OF REZONE FOR SCOTTSDALE VILLAS SUBDIVISION - RZ-03-002 -Page 4 8. Approved fire department access roads shall be provided for all buildings or portions of buildings to within 150' of any point on the exterior wall of the first story. RECOMMENDATION TO CITY COUNCIL FOR APPROVAL OF REZONE FOR SCOTTSDALE VILLAS SUBDIVISION- RZ-03-002 -Page 5