HomeMy WebLinkAboutMayfair Commons Sub RZ 03-011~ECEIVEI~
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City Of Meridian
City Clerk Office
STAFF SUMMARY
OF
PLANNING AND ZONING COMMISSION
RECOMMENDATION TO CITY COUNCIL
Project Name:
Case No(s).:
Applicant:
Mayfair Subdivision
PP-03-031 /CUP-03-057 / RZ-03-011
Wildwood Development, I.LC
---- - -P&Z Commission Hearing Date: December 18, 2003
Recommendation: Approve with conditions
Summary of Public Hearing:
• The applicant's represemative testified in favor of the application.
• Four neighbors of the proposed development testified in opposition of the
development. Primary concerns were centered on the existing industrial uses
neighboring the property and the potential incompatibility of the proposed residential
subdivision with these existing industrial uses.
Key Commission Changes to Staff Recommendation:
Planning and Zoning Commission recommended disclosure in the CCR&R's concerning
the existence of neighboring industrial uses
Outstanding Issues for City Council:
None
BEFORE THE PLANNING AND ZONING COMMISSION
IN THE MATTER OF THE ) Case No. RZ-03-011
REQUEST FOR ZONING OF 9.34 )
ACRES TO R-15 ZONE FOR ) RECOMMENDATION TO CITY
Mayfair Subdivision ) COUNCIL
Wildwood Development, LLC )
Applicant )
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:
The property is located at 1125 E. Pine Street, Meridian.
2. The owner of record of the subject property is Montague - Saurial, LLC.
3. Applicant is Wildwood Development, LLC.
4. The subject property is currently zoned I-L and consists of vacant land.
5. The Applicant requests that 9.34 acres of the 12.74 acre property be zoned as R-
15.
6. The property which is the subject of this application is within the Area of Impact
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.
The Applicarn proposes to develop the subject property in the following manner:
as multi-family housing and as industrial property.
9. The Applicant requests zoning of the subject real property as R-15 which is
consistent with the Meridian Comprehensive Plan Future Land Use Map which
designates the subject property as Mixed-Use Community.
RECOMMEAiDATION TO CITY COi1NCII. FOR APPROVAL OF REZONE FORMayfair Subdivision
BY Wildwood development, LLC RZ-03-011 Page 1
10. There are no significant or scenic features of major importance that affect the
consideration of this application.
11. The Planning and Zoning Commission recognized the concerns of neighbors
concerned with the project, expressed in their letters.
A. Adopt the Recommendations of the Meridian Planning & Zoning Department as
follows:
1. The legal description submitted with the application appears to meet the requirements
of the Chy of Meridian and State Tax Commission
2. The requested zoning designation of R-15 is compatible with the City Comprehensive
Plan and Meridian's Zoning Ordinance.
3. A Development Agreement will be required as part of this rezone request.
B. Adopt the Recommendations, of the ACRD 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 ofright-of--way (from the centerline)
along Pine Avenue, and construct a minimum 5-foot wide concrete sidewalk
along Pine Avenue, located a minimum of 28 feet from the cemerline of the right-
of-way.
b: Do not dedicate additional right-of--way, but construct a minimum 5-foot wide
concrete sidewalk along Pine Avenue, 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 Pine Avenue, located at the back edge of the existing
right-0f--way. Accomplish atl necessary adjustments to properly accommodate
existing drainage and utilities.
RECOIVAQENDATION TO CITY COUNCIL FOR APPROVAL OF REZONE FOR Mayfair Subdivision
BY Wildwood development, LLC RZ-03A11 Page 2
2. Construct a (30-foot wide maximum) driveway that intersects Pine Avenue
approximately 150-feet east of the west property line and aligns with Stonehenge
Way, as proposed.
Construct a 30-foot wide driveway that intersects Commercial Avenue
approximately 140-feet east of the west property line, as proposed.
4. Pave the driveways their full width and at least 30-feet into the site beyond the
edge of pavement of the roadway and install pavement tapers with 15-foot radii
abutting the existing roadway edge.
5. Extend Commercial Avenue from the east property line and extend it to the west
property line. Construct a temporary turnaround easement at the terminus of
Commercial Avenue or within the private road. Install a sign at the terminus of
Commercial Avenue stating that, "THIS ROAD WILL BE EXTENDED IN THE
FUTURE".
6. Construct Commercial Avenue as a 36-fool street section with curb, gutter and
sidewalk within 50-feet of right-of--way. Taper Commercial Avenue from the
existing 40-foot street section to the proposed 36-foot street section.
7. Other than the access point that has specifically bee approved with this
application, direct lot access to Pine Avenue is prohibited. Notes of this shall be
noted on the plat.
8. Comply with all Standard Conditions of Approval.
Standard Conditions of Approval
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
RECOM1v1EAIDATION TO CITY COUNCIL FOR APPROVAL OF REZONE FOR Mayfair Subdivision
BY Wildwood development, LLC RZA3-D l l Page 3
specifically waived herein. An engineer registered in the State of Idaho shall
prepaze and certify all improvement plans.
6. The applicatrt 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 aze 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 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 breaking ground within
ACHD right-of--way. The applicant shall contact ACHD Traffic Operations 387-
6190 in the event any ACHD conduits (spaze or filled) aze 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:
The following will be the requirements and/or concerns to provide minimum levels of fire
protection for the proposed project:
1. That afire-flow of 1,000 gallons per minute be available to service the entire project.
Fire hydrants shall be placed an average of 400' apart.
RECOMMENDATION TO CITY COUNCII. FOR APPROVAL OF REZANE FOR Mayfair Subdivision
BY Wildwood development, LLC RZ-03-011 Page 4
2. Operational fire hydrarns and temporary or permanern street signs are required
before combustible construction begins.
3. Acceptance of water supply for fire protection is corningern 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
The proposed project lies outside the five-minute response zone goal. Achievement
of this goal is subject to budgetary constrairns and is intended to enhance the
probability of a favorable outcome on a request for Basic Life Support. The budget
constrairns 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.
RECOMIvIENDATION TO CITY COUNCIL FOR APPROVAL OF REZONE FOR Mayfair Subdivision
BY Wildwood development, LLC RZ-03A11 Page 5