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HomeMy WebLinkAboutCastlebrook Sub No 2 AZ 02-031 BEFORE THE PLANNING AND ZONING COMMISSION IN THE MATTER OF THE REQUEST FOR ANNEXATION & ZONING OF 39.05 ACRES TO R-8 ZONE FOR CASTLEBROOK SUBDMSION NO.2 ) ) ) RECOMMENDATION TO CITY ) COUNCIL ) ) ) ) RECEIVED Case No. AZ-02-031 CRESTLINE DEVELOPMENT, LLC, Applicant MAR 2 6 2003 City Of Meridian City Clerk Office 1. The property is approximately 39.05 acres in size and is located at 4000 W. Pine Ave., E. of Black Cat Rd. and S. ofW. Cherry Ln., Meridian. The property is designated as Medium Density Residential. 2. The owner of record of the subject property is Great Oaks Water Company, Inc., 4000 W. Pine Ave., Meridian. 3. Applicant is Crestline Development, LLC, 416 E. lot Street, Meridian. 4. The subject property is currently zoned RUT (Ada County) and consists of agricultura1land. 5. The Applicant requests the property be zoned as R-8 (Medium Density Residential). 6. The subject property is bordered to the north by Ten Mile Creek, a park and Rod's Parkside Creek Subdivision, zoned R-4, to the south, east, and west by rural residential/agricultural properties zoned RUT (Ada County). 7. The property which is the subject of this application is within the Arca 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. 9. The Applicant proposes to develop the subject property in the following manner: residential subdivision consisting of 150 building lots and 9 other lots. 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. RECOMMENDATION TO CITY COUNCIL FOR AFPROV AL OF ANNEXATION & ZONING FOR CASTLEBROOK SUBDIVISION NO.2 BY CRESTLINE DEVELOPMENT, LLC - AZ-02-031 - Page I 11. There are no significant or scenic features of major importance that affect the consideration of this application. 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: ANEXATION AND ZONING COMMENTS I. 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. Extend EI O8to Street at the southwest property line (at the mid mile), as proposed. Construct EI O8to Street as one half of a 36-foot street section with vertical curb, gutter and 5-foot concrete sidewalk, plus 12-feet of additional pavement within 40-feet of right-of-way. Direct access to EI O8to Street is restricted. This restriction shall be noted on the final plat. 2. Construct the remaining roadways as 36-foot street sections with rolled curb, gutter and 5-foot concrete sidewalk within 50-feet of right-of-way. 3. Extend Dover Street from the west property line approximately 540-feet north of the south property line, as proposed. RECOMMENDATION TO CITY COUNCIL FOR APPROVAL OF ANNEXATION & ZONING FOR CASTLEBROOK SUBDIVISION NO.2 BY CRESTLINE DEVELOPMENT, LLC - AZ-02-031 - Page 2 4. Construct Dover Street as a stub street to the east property line approximately 485-feet north of the south property line, as proposed. Install a sign at the terminus of the roadway stating that, "TIllS ROAD WILL BE EXTENDED IN THE FUTURE". 5. Construct five knuckles (without center islands) throughout the subdivision, as proposed. 6. Construct two turnarounds (without center islands) in the subdivision, as proposed. Provide a minimum turning radius of 45-feet. 7. Construct two islands within Carisbrooke Avenue, as proposed. Provide a minimum of2l-feet from the back of the islands curb to the back of the roadway 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. 8. Unless otherwise approved by the District, direct lot access to EI O8to Street shall be prohibited. This shall be noted on the final plat. 9. 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 ofIdaho shall prepare and certifY all improvement plans. RECOMMENDATION TO CITY COUNCIL FOR APPROVAL OF ANNEXATION & ZONING FOR CASTLEBROOK SUBDIVISION NO.2 BY CRESTLINE DEVELOPMENT, LLC - AZ-02.031 - Page 3 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 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 ill-A RECOMMENDATION TO CITY COUNCIL FOR APPROVAL OF ANNEXATION & ZONING FOR CASTLEBROOK SUBDIVISION NO.2 BY CRESTLINE DEVELOPMENT, LLC - AZ-02-03I - Page 4 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 radii shall be 28' inside and 48' outside radius for all internal roads. 6. The roadways shall be built to Ada County Highway Standards.UFC 902.2.1 7. 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 8. The proposed 148-lot subdivision with an estimated 2.8 residents per household would have a total estimated population of 429 residents at build out. The school site will have unknown transient population and will have an unknown impact on Meridian Fire Department call volumes. According to a report completed by Fire & Emergency Services Consulting Group in February of2000 our requests for service are projected to reach 2800 in the year 2005 and 3800 by the year 2010, this is up from 2069 responses in the year 2000 and 2251 calls for service in 2001. 9. A temporary second point of access may be required as a result of the phasing of the project. RECOMMENDATION TO CITY COUNCIL FOR APPROVAL OF ANNEXATION & ZONING FOR CASTLEBROOK SUBDIVISION NO.2 BY CRESTLINE DEVELOPMENT, LLC - AZ-02-031 - Page 5