HomeMy WebLinkAboutParkstone Subdivision AZ 02-033
BEFORE THE PLANNING AND ZONING COMMISSION
IN THE MATTER OF THE
REQUEST FOR ANNEXATION &
ZONING OF 104.77 ACRES TO R-8
ZONE FOR PARKSTONE
SUBDVISION
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RECOMMENDATION TO CITY
COUNCIL
RECEIVED
Case No. AZ-02-033
HILLVIEW DEVELOPMENT,
Applicant
MAR a 3 ~C3
City Of Meridian
City Clerk Offi C€
1. The property is approximately 104.77 acres in size and is generally located on the
north side of Us tick Road, Y:z mile west of Eagle Road, Meridian. The property is
designated as Medium Density Residential with a designation for a potential park.
2. The owner of record ofthe subject property is Tom & Sue Davis, 2740 E. Ustick
Road, Meridian.
3. Applicant is HiIlview Development Corporation, 150 E. Aikens, Suite A, Eagle,
Idaho 83616.
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 by Heritage Subdivision (zoned R1,
Ada County) and a large single-family home on several acres (zoned RUT, Ada
County), to the south by rural residential lots (zoned RUT & RI, Ada County), to
the east by Summerfield Subdivision (zoned R-4) and Education Campus (new
elementary & charter high school site, zoned R-4), and to the west by rural
residential (zoned RUT, Ada County, depicted as "Regional Mixed Use" on the
Comprehensive Plan Land Use Map).
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.
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9. The Applicant proposes to develop the subject property in the following manner:
Planned Development consisting of275 single-family detached building lots, 52
townhouse lots, 4 office lots, 2 commercial lots, 1 mini-storage lot, 1 pocket park,
1 City "Neighborhood" Park and 32 common lots.
10. The Applicant requests zoning of the subject real property as R-8 (PD) 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 ofthis application.
12. The Planning and Zoning Commission recognized the concerns of Karl & Cheryl
Smith, expressed in their letter dated February 2, 2003; John & Shirley Schey,
expressed in their letter dated February 11, 2003; Lynda & Marty Lindgren,
expressed in their letter dated February 13, 2003; Vern Alleman, expressed in his
letter dated February 17, 2003; Wendel Bigham, Joint School District, expressed
in his letter dated January 10, 2003.
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 ofthe Meridian Planning & Zoning Department as
follows:
ANEXATION AND ZONING CONDTIONS OF APPROVAL
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. The Davis home
(2740 Ustick) shall connect to City services when the phase of the proposed
subdivision that includes the house is submitted for fmal plat.
2. A Development Agreement shall be entered into between the Developer
and the City of Meridian that will require, among other conditions that all future
commercial uses obtain detailed conditional use permits prior to development, the
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placement of limits on the hours of operation of the commercial uses, the
continued use ofthe land for agricultural and livestock purposes (150 head of
cattle) until 12/21/05, park construction/dedication and the pathway construction
and dedication.
B. Adopt the Recommendations ofthe ACHD as follows:
Site Specific Conditions of Approval (Upon Development)
1. Dedicate 48-feet of right-of-way from the centerline of Us tick 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 #196), if funds are available.
2. Construct a 5-foot concrete sidewalk located 2-feet within the new right-
of-way. If the sidewalk meanders outside of the right-of-way, provide the District
with an easement for the sidewalk.
3. Construct North Park Place Way (a residential collector) to interest Ustick
Road approximately 630-feet east ofthe west property line, as proposed.
4. Construct North Leslie Way (commercial roadway) to intersect U stick
Road to align with North Leslie Way on the south side of Us tick Road.
5. Construct North Leslie Way as a 40-foot street section with vertical curb,
gutter and 5-foot concrete sidewalk within 54-feet of right-of-way for
approximately 540-feet north of Us tick Road.
6. Construct North Park Place Way as a residential collector extending from
Ustick Road north to East Bowman Street as a 36-foot street sections with vertical
curb, gutter, 5-foot concrete sidewalk on the west side of the roadway and a 10-
foot asphalt pathway on the east side of the roadways within 50-feet of right- of-
way, as proposed. The asphalt pathway must be owned and maintained by the
homeowners association. Front on housing or direct access will be prohibited.
These restrictions shall be noted on the final plat. Parking will also be prohibited
on this roadway. Coordinate the signage plan with District staff.
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7. Construct North Leslie Way (from 540-feet north of Us tick Road to East
Nakano Drive), East Nakano Drive and North Dixon Avenue (from East Nakano
Drive to East Herons Crossing Drive) as 36-foot street sections with rolled curb,
gutter and 5-foot concrete sidewalk within 50-feet of right-of-way, as proposed.
8. Construct East Herons Crossing as a 33-foot street section with vertical
curb, gutter and 5-foot concrete sidewalk within 50-feet of right-of-way to match
the improvements that were approved with the Education Campus Subdivision.
9. Construct North Leslie Way (north of East Nakano Drive, North Mahoney
Avenue, North Petty Way, East Omera Street, East Charleton Street, North
Gaviola Avenue, East Woolsey Street, East Satterfield Street, North Dixon
A venue (between East Van Oker Street and East Satterfield Street, between East
Conner Street and East Bowman Street, and north of East Herons Crossing), East
Summer Dawn Drive, East Van Oker Street, North Cafferty Way, North Hawkins
Avenue, East Conner Street, East Bowman Street North Pandratz Way, East Vigle
Way, East Troxell Drive and North Conley Drive as 33-foot street sections with
rolled curb, gutter and 5-foot concrete sidewalk with parking on both sides of the
roadway within 50-feet of right-of-way, as proposed. Submit documentation
showing that the fire department has reviewed and approved the proposed street
section.
10. Construct East Swindell Drive as a 29-foot street section with curb, gutter
and 5-foot concrete sidewalk with parking on one side of the roadway within 42-
feet of right-of-way, as proposed. Parking will be restricted to one side ofthe
roadway. Coordinate the signage plan with District staff.
11. Extend East Summer Dawn Drive from the west property line
approximately 400-feet north of Us tick Road.
12. Extend East Herons Crossing Drive from the west property line
approximately 610- feet south of the north property line, as proposed.
13. Construct a stub street, North Conley Avenue, to the north property line
approximately 8,500-feet east ofthe west property line, as proposed. Install a
sign at the terminus of the roadway stating that, "THIS ROAD WILL BE
EXTENDED IN THE FUTURE".
14. Utilize the driveway that intersects Ustick Road approximately 200-feet
west of North Leslie Way for the existing single-family residential home, as
proposed. Eliminate this driveway once the residential use is no longer present
15. Construct a shared driveway on the east side of North Leslie Way for
commercial lots 1 and 2, as proposed. Provide the District with a cross-access
agreement for the parcels to access the public roadway system.
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16. Construct a shared driveway on the west side of North Leslie Way for
office lots 2, 3, 4 and 5, as proposed. Provide the District with a cross-access
agreement for the parcels to access the public roadway system.
17. Construct a driveway to intersect with North Park Place Way on the east
side of the roadway approximately 160-feet north of East Van Oker Street, as
proposed.
18. Construct one cul-de-sac turnaround with a center island, as proposed.
Provide a minimum turning radius of 45- feet for the turnaround. Provide a
minimum of a 29-foot street section on either side of any proposed center islands
within the turnarounds. The medians shall be constructed a minimum of 4-feet
wide to total a minimum of a 100-square foot area.
19. Construct four knuckles without islands throughout the subdivision, as
proposed.
20. Construct islands within the right-of-way of North Leslie Way, North Park
Place Way and East Bowman Street, as proposed. Provide a minimum clear
distance of2l-feet (measured back-of-curb to back-of-curb). 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.
21. The applicant should construct an eastbound left-turn lane on Ustick Road
at the intersection of Us tick Road and North Park Place Way.
22. The applicant should construct an eastbound left-turn lane on Ustick Road
at the intersection of Us tick Road and North Leslie Way.
23. The applicant should construct westbound right-turn lane on Ustick Road
at the intersection of Us tick Road and North Park Place Way.
24. The applicant should construct westbound right-turn lane on Ustick Road
at the intersection of Us tick Road and North Leslie Way.
25. 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.
26. Other than the access points specifically approved with this application,
direct access to Ustick Road is prohibited.
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27. 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
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
mGLINE (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.
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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. The portion of the project which is 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 llI-A
2. Commercial, office and storage occupancies will require a fire-flow
consistent with the Uniform Fire Code to service the proposed project. Fire hydrants
shall be placed an average of 400' apart. 1997 UFC Appendix ill-A
3. The fire department requests that any future signalization installed as the
result of the development of this project be equipped with Opticom Sensors to
ensure a safe and efficient response by fire and emergency medical service vehicles.
This cost of this installation is to be borne by the developer.
4. Acceptance of the water supply for fire protection will be by the Meridian
Water Department.
5. Final Approval of the fire hydrant locations shall be by the Meridian Fire
Department. The proposed fire hydrant locations will be submitted to the Public
Works for plan review.
6. All roads and fire lanes shall have a turning radius of28' inside and 48' outside.
7. Insure that all yet undeveloped parcels are maintained free of combustible
vegetation per section 1103.2.4 of the Uniform Fire Code.
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8. All access roads within the project shall have a clear driving surface with a
minimum
width of20' available at all times. The typical street width of34' will be allowed to
have parking on both sides. The typical street with a minimum width of 29' will be
required to have restricted parking to only one side. UFC 902.2.2.1
9. Operational fire hydrants and temporary or permanent street signs are required
before combustible construction begins. UFC 901.4.2 & 901.3
10. 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.
11. 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
12. The proposed 275-lot subdivision with an estimated 2.9 residents per
household would have a total estimated population of 947 residents at build out.
The 2 commercial lots, 4 office lots and 1 storage lot will have an unknown transient
population and will have an unknown impact on Meridian Fire Department call
volume.
13. It is requested that all landscape islands at the entry points be moved back a
minimum of 15' to improve turning radiuses at these entrances.
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