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HomeMy WebLinkAboutGlacier Springs Annex Zoning ReRECOMMENDATION TO CITY COUNCIL FOR APPROVAL OF REZONE FOR Glacier Springs Subdivision BY Tuscany Development AZ-03-024 Page 1 BEFORE THE PLANNING AND ZONING COMMISSION IN THE MATTER OF THE REQUEST FOR ANNEXATION & ZONING OF 17.5 ACRES TO R-8 ZONE FOR GLACIER SPRINGS SUBDIVISION Tuscany Development Corporation, Applicant ) ) ) ) ) ) ) ) Case No. AZ-03-024 RECOMMENDATION TO CITY COUNCIL 1. The property is approximately 17.5 acres in size and is generally located on the north side of Victory Road, east of South Meridian Road, Meridian. The property is designated as RUT (Ada County.) 2. The owner of record of the subject property is Tuscany Development Corporation. 3. Applicant is Tuscany Development Corporation. 4. The subject property is currently zoned RUT and consists of vacant land. 5. The Applicant requests the property be zoned as R-8 . 6. The subject property is bordered to the north by RUT, to the south by RUT, to the east by RUT, and to the west by 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: as a residential subdivision with 52 building 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 Low Density Residential. 11. There are no significant or scenic features of major importance that affect the consideration of this application. RECOMMENDATION TO CITY COUNCIL FOR APPROVAL OF REZONE FOR Glacier Springs Subdivision BY Tuscany Development AZ-03-024 Page 2 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 Special Recommendations of the Planning and Zoning Commission as follows: Applicant must enter into a Development Agreement with the City of Meridian restricting the minimum home square footages to 1,500 square feet for a single-level home and 1,800 square feet for a two-level home (not including the garage.) B. 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. 2. The legal description for annexation and zoning appears to describe the subject property, and complies with the requirements of the State Tax Commission and City of Meridian. C. Adopt the Recommendations of the ACHD as follows: Site Specific Conditions of Approval 1. The applicant shall do one of the following: a. Dedicate by donation a total of 35-feet of right-of-way from centerline along Victory Road, and construct a minimum 5-foot wide concrete sidewalk along Victory Road, located a minimum of 28- feet from the centerline of the right-of- way. RECOMMENDATION TO CITY COUNCIL FOR APPROVAL OF REZONE FOR Glacier Springs Subdivision BY Tuscany Development AZ-03-024 Page 3 b. Do not dedicate additional right-of-way, but construct a minimum 5-foot wide concrete sidewalk along Victory Road, located a minimum of 28-feet from the centerline of the right-of-way, in an easement provided to the District. c. Do not dedicate additional right-of-way, but construct a minimum 5-foot wide concrete sidewalk along Victory Road, located at the back edge of the existing right-of-way. Accomplish all necessary adjustments to properly accommodate existing drainage and utilities. 2. Construct South Trinidad Drive to intersect Victory Road approximately 110-feet east of the west property line (measured from property line to near edge of the public right-of-way). 3. Extend Loggers Pass Street into the site from the west property line, as proposed. 4. Construct Trinidad Drive (from Victory Road to East Loggers Pas Drive) and Loggers Pass Drive as 36-foot street sections with curb, gutter and 5-foot concrete sidewalk within 50-feet of right-of-way, as proposed. 5. Construct East Forest Ridge Court, Fallingbranch Court and East Trinidad Drive (from Loggers Pass Street to the north) as 29-foot street section with curb, gutter and 5-foot concrete sidewalk within 42-feet of right-of-way, as proposed. 6. Construct two standard residential cul-de-sacs without center islands. Provide a minimum turning radius of 45-feet. 7. Construct one non-standard residential cul-de-sac without a center island. Submit a design of the non-standard turnaround for review and approval by District Development Division staff. 8. 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. RECOMMENDATION TO CITY COUNCIL FOR APPROVAL OF REZONE FOR Glacier Springs Subdivision BY Tuscany Development AZ-03-024 Page 4 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- 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. D. Adopt the Recommendations of the Meridian Fire Department as follows: The following will be the requirements and/or concerns to provide minimum levels of fire protection for the proposed project: RECOMMENDATION TO CITY COUNCIL FOR APPROVAL OF REZONE FOR Glacier Springs Subdivision BY Tuscany Development AZ-03-024 Page 5 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 400’ apart. 2. Operational fire hydrants and temporary or permanent street signs are required before combustible construction begins. 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.