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HomeMy WebLinkAboutBear Creek Sub 6 rzRECOMMENDATION TO CITY COUNCIL FOR APPROVAL OF REZONE FOR BEAR CREEK SUBDIVISION NO. 6 BY WESTPARK COMPANY - RZ-03-006 - Page 1 BEFORE THE PLANNING AND ZONING COMMISSION IN THE MATTER OF THE REQUEST FOR ANNEXATION & ZONING OF 3.41 ACRES TO R-8 ZONE FOR BEAR CREEK SUBDIVISION NO. 6 WESTPARK COMPANY, Applicant ) ) ) ) ) ) ) ) Case No. RZ-03-006 RECOMMENDATION TO CITY COUNCIL 1. The property is approximately 3.41 acres in size and is generally located west of Meridian Road, south of Overland Road, Meridian. The property is designated as Low Density Residential. 2. The owner of record of the subject property is Westpark Company, 660 E. Franklin, Ste. 240, Meridian. 3. Applicant is same as owner. 4. The subject property is currently zoned R-4 (Low Density Residential), 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 Bear Creek Subdivision (zoned R-4), to the south by vacant land owned by the Valley Shepherd Church (zoned R- 8), to the east by Edmunds Subdivision (zoned RUT, Ada County), and to the west by Bear Creek Subdivision (zoned 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: Single-family residential subdivision. 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 Low Density Residential and allows for one step up/down in density (Note # 2). RECOMMENDATION TO CITY COUNCIL FOR APPROVAL OF REZONE FOR BEAR CREEK SUBDIVISION NO. 6 BY WESTPARK COMPANY - RZ-03-006 - Page 2 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 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 of the Meridian Planning & Zoning Department as follows: RE-ZONE COMMENTS 1. Revise the legal descriptions for the Kodiak Subdivision and the Valley Shepard Church’s Development Agreements. The revised Development Agreements shall be recorded prior to the recordation of the final plat. 2. The annexation of the “Kodiak” property shall be completed prior to City Council approval of the rezone and preliminary plat. B. Adopt the Recommendations of the ACHD as follows: Site Specific Conditions of Approval 1. Comply with requirements of ITD for State Highway 69 (Meridian Road) frontage. Submit to the District a letter from ITD regarding said requirements prior to District approval of the final plat or issuance of a building permit (or other required permits), whichever occurs first. Contact District III Traffic Engineer at 334-8340. 2. Construct West Cub Street as a 36-feet street section with curb, gutter and sidewalk within 50-feet of right-of-way as proposed. 3. Construct South Ice Bear Way as a 36-feet street section with curb, gutter and sidewalk within 50-feet of right-of-way as proposed. RECOMMENDATION TO CITY COUNCIL FOR APPROVAL OF REZONE FOR BEAR CREEK SUBDIVISION NO. 6 BY WESTPARK COMPANY - RZ-03-006 - Page 3 4. Construct South Alaska Way located between Lot 24, Block 9 and Lot 20, Block 22 as proposed. South Alaska Way shall be constructed as 36-foot street sections with curb, gutter and sidewalks within 50-feet of right-of-way. Install a sign at the terminus of the roadway stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". 5. 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 the District’s Utility Coordinator at 387-6258 (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 #197, 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. The applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The applicant shall be required to call DIGLINE (1- RECOMMENDATION TO CITY COUNCIL FOR APPROVAL OF REZONE FOR BEAR CREEK SUBDIVISION NO. 6 BY WESTPARK COMPANY - RZ-03-006 - Page 4 800-342-1585) 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. That a fire-flow of 1,000 gallons per minute be available to service the entire project. Fire hydrants shall be placed an average of 500’ 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 water supply for fire protection is contingent upon acceptance of the water system by the City of Meridian for water quality. 4. All radii shall be 28’ inside and 48’ outside radius. 5. 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. 6. 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 year 2005 and 3800 by the year 2010, this is up from 2069 responses in the year 2000. RECOMMENDATION TO CITY COUNCIL FOR APPROVAL OF REZONE FOR BEAR CREEK SUBDIVISION NO. 6 BY WESTPARK COMPANY - RZ-03-006 - Page 5 7. Any dead-end exceeding 150’ in length as the result of a phasing process will require an approved turn-around.