HomeMy WebLinkAboutTimberfalls Sub AZ 03-003BEFORE THE PLANNING AND ZONING COMMISSION
IN THE MATTER OF THE ) Case No. AZ-03-003
REQUEST FOR ANNEXATION & )
ZONING OF 14.31 ACRES TO R-8 ) RECOMMENDATION TO CITY
ZONE FOR TIlVIBERFALLS ) COUNCIL
SUBDIVISION ) RECEIVED
)
DAN WOOD, MAR 2 6 2003
Applicant )
City Of Meridian
City Clerk OiRce
The property is approximately 14.31 acres in size and is generally located on the
south side of Ustick Road, approximately''/z mile west of Locust Grove Road,
Meridian. The property is designated as Medium Density Residential.
2. The owner of record of the subject property is Wanda Stewart, 2061 Stewart Way,
Boise, Idaho 83716.
3. Applicant is Dan Wood, 2025 E. Chateau Street, Meridian, Idaho 83642.
4. The subject property is currentfly 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 Weaver Acres Subdivision and
Patrick Subdivision, zoned Rl (Ada County), to the south by Finch Creek
Subdivision, zoned R-8, to the east by Granite Creek Subdivision, zoned R-8, and
tq the west by Bedford Place Subdivision, zoned R-8.
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:
residential subdivision consisting of 50 building lots and 6 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.
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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 Wendel
Bigham, Joint School District No. 2, in a letter dated January 29, 2003.
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 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 ACRD as follows:
Site Specific Conditions of Approval
1. Dedicate 48-feet ofright-of--way from the centerline of Ustick 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 ACRD 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-0f--way if the
owner submits a letter of application to the impact fee administrator prior to
breaking ground, in accordance with the ACRD Ordinance in effect at that time
(currently Ordinance #196), if funds are available.
OR
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Dedicate 38-feet ofright-of--way from the centerline of Ustick Road abutting the
parcel by means of a warranty deed and provide an easement for the sidewalk.
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
ACRD 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 ACfID right-of--way if the owner submits a letter of application to the
impact fee administrator prior to breaking ground, in accordance with the ACRD
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 the main entrance, East Stormy Drive, to intersect with Ustick
Road approximately 110-feet east of the west property line, as proposed.
4. Construct the internal roadways as 36-foot street sections with rolled curb,
gutter and 5-foot attached concrete sidewalk, as proposed.
5. Extend East Edgar Street from the west property line approximately 280-
feet south of Ustick Road, as proposed.
6. Extend North Starling Way from the south property line approximately
300-feet east of the west property line, as proposed.
7. Extend East Sharptail Street from the east property line approximately
525-feet south of Ustick Road, as proposed.
8. Construct one cul-de-sac turnaround within the subdivision, as proposed.
Provide a minimum turning radius of 45-feet for the North Muledeer Place cul-de-
sac.
9. Construct two knuckles throughout the subdivision, as proposed.
Construct the island within the knuckle to be a minimum of 4-feet wide with a
minimum area of 100-square feet and designed to safely channel traffic and
maintain a minimum of a 29-foot street section.
10. Construct a center island within the East Stormy Drive right-of--way, as
proposed. Provide a minimum of a 21-foot street section (measured from back-
of-curb to back-of--curb) on either side of the island.
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11. Any proposed landscape islands/medians within the public right-of--way
dedicated by this plat should be owned and maintained by a homeowners
association. Notes of this should be required on the final plat.
12. Other than access points specifically approved with this application, direct
lot access to Ustick Road is prohibited. Notes of the access restrictions are
required on the final plat.
13. Comply with all Standard Conditions of Approval
Standard Conditions of Approval
1. Any existing imgation 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 ACRD 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 #197, also known as Ada County
Highway District Road Impact Fee Ordinance.
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9. It is the responsibility of the applicam 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 ACRD. The applicant shall be required to call
DIGLINE (1-800-342-1585) at least two fizll 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 invent 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 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 UFC Appendix
III-A
2. Acceptance of the water supply for fire protection will be by the Meridian
Water Departmem.
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 maimained free of combustible
vegetation per section 1103.2.4 of the Uniform Fire Code.
7. Operational fire hydrants and temporary or permanent street signs aze
required before combustible construction begins. UFC 901.4.2 & 901.3
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8. The proposed 50.1ot subdivision with an estimated 2.9 residents per
household would have a total estimated population of 145 residerns at build
out. The Meridian Fire Departmern has experienced 2069 responses in the
year 2000 and 2251 calls for service in 2001. According to a report
completed by Fire & Emergency Services Consuhing Group in February of
2000 our requests for service are projected to reach 2800 in the year 2005
and 3800 by the year 2010.
9. 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.
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