HomeMy WebLinkAboutSoda Springs Sub AZ 03-023
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STAFF SUMMARY
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PLANNING AND ZONING COMMISSION
RECOMMENDATION TO CITY COUNCIL
Project Name: Soda Springs Subdivision
Case No(s).: CUP-03-043 / PP-03-027 / AZ-03-033
Applicant: JLJ Enterprises
P&Z Commission Hearing Date: October 2, 2003 and November 6, 2003
Recommendation: Approve
Summary of Public Hearing:
Residents from the neighboring Sherbrooke Hollows and Thousand Springs subdivisions
testified at both hearings and expressed concern over the lot sizes and housing sizes proposed for
Soda Springs Subdivision. At the November 6, 2003 hearing six people testified in opposition or
expressed concerns regarding the proposed subdivision and one person testified in support of the
proposed subdivision.
Key Commission Changes to Staff Recommendation:
• Minimum house sizes were added to the Conditional Use Permit
Outstanding Issues for City Council:
• None
BEFORE THE PLANNING AND ZONING COMMISSION
[N THE MATTER OF THE
REQUEST FOR ANNEXATION &
ZONING OF 11ACRES TO R-S
ZONE FOR Soda Springs
Subdivision
Case No. AZ-03-0~3
RECOMMENDATION TO Cl"fY
COUNCIL
JLJ Enterprises,
Applicant
The property is approximately 11 acres in size and is generally located at 2310 E.
Victory Road Meridian. The property is designated as RUT.
The owners of record of the subject property are Charles Creech and Clayton
Record.
Applicant is JLJ Enterprises.
4. The subject property is currently zoned RUT and consists of two single family
homes.
5. The Applicant requests the property be zoned as R-8 .
6. The subject property is bordered to the north by R-4, to the south by RUT, to the
east by RUT and R-4, and to the west by R-4.
The property which is the subject of this application is within the Area of hnpacf
of the City of Meridian.
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.
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.
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 Annexa[ion and Zoning FOR Soda
Springs Subdivision AZ-03-Oa3 -Page 1
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 ofthe Meridian Planning & Zoning Department as
follows:
1. 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. The requested zoning designations of R-8 are compatible with the City
Comprehensive Plan and Meridian's Zoning Ordinance.
3. The subject property is within the Urban Service Planning Area. Essential City
services can be made available to the subject property.
4. 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. Wells may
be used for non-domestic purposes such as landscape irrigation.
5. A Development Agreement will be required as part of this annexation request.
B. 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:
1. 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.
2. All roads shall have a turning radius of 28' inside and 48' outside.
RECOMMENDATION TO CITY COUNCIL FOR APPROVAL OF Annexation and Zoning FOR Soda
Springs Subdivision AZ-03-033 -Page 2
A minimum of two points of access will be required for any portion of the project,
which serves more than 50 homes. The emergency access road will be required to
have a 20' wide swing gate. The location on Block 1 Lot 18 is approved.
4. Provide afire-flow per the International Fire Code Appendix D to service the
project. Fire hydrants shall be placed an average of 400' apart.
C. Adopt the Recommendations of Central District Health Department as follows:
1. This proposal can be approved for central sewage & central water after written
approval from appropriate entities is submitted.
The Applicant's central sewage and central water plans must be submitted to and
approved by the Idaho Department of Health & Welfare, Division of
Environmental Quality.
3. Run-off is not to create a mosquito breeding problem.
4. Stormwater shall be pretreated through a grassy Swale prior to discharge to the
subsurface to prevent impact to groundwater and surface water quality.
5. The Engineers and architects involved with the design of the subject project shall
obtain current best management practices for stormwater disposal and design a
stormwater management system that prevents groundwater and surface water
degradation..
D. Adopt the Recommendations of the Ada County Highway District as follows:
Site Specific Conditions of Approval
The applicant shall do one of the following:
a. Dedicate by donation a total of 35-feet ofright-of--way from centerline along
Victory Road, and consn-uct a minimum 5-foot wide concrete sidewalk along
Victory Road, located a minimum of 28-feet from the centerline of the right-of-
way.
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.
RECOMMENDATION TO CITY COUNCIL FOR APPROVAL OF Annexation and Zoning POR Soda
Springs Subdivision AZ-03-033 -Page 3
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 the main entrance to be located so that Gunnell Avenue intersects
Victory Road approximately 385-feet east of the west property line.
3. Construct Gunnel] Avenue and Tigert Street as 36-foot street sections with curb,
gutter and 4-foot detached sidewalks that are separated by a 5-foot planter strip
within 50-feet ofright-of--way.
4. Construct Conda Avenue and McPherson Street as 29-foot street section with
curb, gutter and 4-foot detached sidewalks that are separated by a 5-foot planter
strip within 42-feet ofright-of--way.
~. Construct Hudspeth Avenue as one-half of a 29-foot street section with curb,
gutter and 5-foot concrete sidewalk on the west side of the roadway and a 3-foot
gravel shoulder on the east side of the roadway with a minimum of 24-feet of
pavement within a minimum of 35-feet ofright-of--way, as proposed.
6. Construct two 16-foot wide alleys within the subdivision located perpendicular to
Tigert Street and McPherson between Conda Avenue and Gunnell Avenue AND
between Gunnell Avenue and Hudspeth Avenue. Construct the alleys to have a
back-of-curb radius of 15-feet at all intersections and pave the alleys their entire
width of 16-feet. Any driveways that are proposed to access an alley shall be
located a minimum of 25-feet from the nearest public street and the minimum
clear distance from the back of any parking stall to the opposite side of the alley
shall be 22-feet.
Construct one knuckle without a center island located in the northwest corner of
McPherson Street and Conda Avenue, as proposed.
8. Constnict Hudspeth Avenue on the east property line to serve as a quasi stub
street for the property that is located directly to the east, as proposed.
Construct a temporary emergency access road that will intersect Victory Road
approximately 10-feet west of the east property line and extend to the north to
intersect Tigert Street, as proposed. Install traffic bollards within the emergency
access to minimize the connection.
10. Other than the access points that have specifically been approved with this
application, direct lot access to Victory Road is prohibited. Lot restrictions
prohibiting access to Victory Road shall be placed on the final plat.
RECOMMENDATION TO CfTY COUNCIL FOR APPROVAL OF Annexation and Zoning F012 Soda
Springs Subdivision AZ-03-033 -Page 4
l 1. Comply with all Standard Conditions of Approval.
Standard Conditions of Approval
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 tnay 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.
~. 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 lrnown as Ada County Highway District
Road Impact Fee Ordinance.
It is the responsibility of the applicant to verify all existing utilities within the
right-of-way. The applicant at no cost to ACRD 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 breaknig ground within
ACRD 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
RECOMMENDATION TO CITY COUNCIL FOR APPROVAL OF Annexation and Zoning FOR Soda
Springs Subdivision AZ-03-033 -Page 5
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 applicanC 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
[he ]aw in effect at the time the change in use is sought.
RECOMMENDATION TO CITY COliNCIL FOR APPROVAL OF Annexation and Zoning FOR Soda
Springs Subdivision AZ-03-033 -Page 6